Tinode, Streete, Boherquill, Co. Westmeath, N91 YT02
10 homes sold nearby. See what they went for — and what to bid on this one.
€229,000 · 3 Bed · 1 Bath · 73m² · Detached
Market Position
At the Upper End of Local Sales
At €229,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
10 closed sales nearby · 22mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €229,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €11,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €229,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€11,450
That's what overbidding by just 5% on a €229,000 home costs you — before interest.
A €19 check before a €229,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €229,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
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 — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 16% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€229,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Streete Village, Streete, Westmeath, Westmeath | 2023-06-01 | — | |
| 1 Cottage Lane, Barradrum, Streete, Westmeath | 2023-08-28 | — |
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 Investment Opportunity: The D1 BER rating indicates potential for significant energy efficiency improvements; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Size Efficiency: With 73.0m² across 3 bedrooms and 1 bathroom, the property offers a reasonable density of 24.3m² per bedroom, which is standard but could be optimized with a layout review to enhance perceived spaciousness.
- Value Optimization: The current D1 BER suggests annual energy costs of €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, highlighting an immediate opportunity for cost savings and increased buyer appeal through targeted upgrades.
- Hypothesis: Given the D1 BER and the property's size, a strategic focus on improving insulation and heating systems to achieve a C1 or B3 rating could unlock approximately €5,000-€10,000 in immediate value uplift and reduce annual running costs by €500-€800, making it a more attractive proposition in the current market.
Amenities
Transport Connectivity: The property is located in a rural area with limited direct public transport; the nearest significant public transport links would likely involve private transport to reach bus routes such as Bus Éireann services connecting to larger towns like Mullingar, which are several kilometers away.
Details
- Local Lifestyle Access: Within a reasonable driving distance (e.g., 10-15km), residents can access amenities in towns like Oldcastle or Delvin, which typically offer local shops, primary schools (e.g., St. Mary's National School in Streete), and local pubs, supporting a rural lifestyle.
- Family & Healthcare: Access to healthcare facilities and childcare would likely require travel to nearby towns; for example, Mullingar General Hospital is approximately 20-25km away, and local childcare options would need to be investigated in surrounding villages or larger towns.
- Hypothesis: The property's rural location suggests a primary appeal to buyers seeking a quieter lifestyle away from urban centers; however, the lack of immediate public transport and comprehensive local services means that its value proposition is heavily reliant on road connectivity to larger towns for essential amenities, and future development of public transport infrastructure in the wider Westmeath region could significantly enhance its desirability and value.
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.