the distillery inn, the square, kilbeggan, kilbeggan, co. westmeath, n91 th68
4 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 6 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Square, Kilbeggan, Co Westmeath, Westmeath | 2023-11-03 | 286m² | |
| Main St, Kilbeggan, Co Westmeath, Westmeath | 2024-12-20 | — |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Upgrade Opportunity: With an Unknown (SI_666) BER rating, upgrading from a likely D-G equivalent to a B2 could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, turning an expense into a profitable investment.
Details
- Energy Cost Savings Potential: While current annual energy costs for properties of unknown BER are estimated at €1,800-€2,200, a B-rated property of this size could reduce those costs to €800-€1,200, saving an estimated €1,000-€1,400 annually.
- Spacious Layout, Bathroom Gap: This 120m² Semi-D with 6 bedrooms is significantly larger in terms of bedrooms than the 10km median of 3-4 bedrooms, but its 2 bathrooms are fewer than the 10km median of 3 bathrooms, indicating potential for value addition through an extra bathroom.
- Hypothesis: Optimizing the layout by converting one of the six bedrooms into an additional bathroom could significantly enhance the property's market appeal and value, aligning it more closely with the local market's preference for more bathrooms relative to bedroom count.
Amenities
Strategic Transport Access: Located in Kilbeggan, the property offers excellent connectivity to the M6 motorway for efficient inter-county travel, and local Bus Éireann services provide regional public transport links.
Details
- Vibrant Local Lifestyle: Residents benefit from immediate access to the historic Kilbeggan Distillery and the popular Kilbeggan Racecourse, complemented by a selection of local pubs and cafes directly within the town square.
- Comprehensive Local Services: Kilbeggan provides essential amenities including Kilbeggan National School and St. Joseph's Secondary School, a SuperValu supermarket for daily needs, local GP clinics, and the Midland Regional Hospital in Tullamore for broader healthcare access.
- Hypothesis: The property's central location within Kilbeggan, directly at 'The Square', provides unparalleled walkability to essential services and attractions, a factor that will increasingly draw buyers seeking a balance of rural charm with convenient community living, especially as local tourism initiatives expand around the Distillery and Racecourse.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.