Townsend Street, Birr, Co. Offaly, R42 TD93
10 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 2 Bath · 204m² · Terrace
Market Position
At the Upper End of Local Sales
At €495,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 13mo 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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 · 35% 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
€495,000
Above transaction median
Above Upper Range
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 3.0km
13 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 |
|---|---|---|---|
| 3 Emmet Terrace, Birr, County Offaly, Offaly | 2026-01-16 | — | |
| 19 Emmett Street, Birr, County Offaly, Offaly | 2025-04-03 | 382.3m² |
Transactions within a 3.0km radius and 24-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 Rating Concern: A 'SI_666' BER rating is critically low, likely an F or G, necessitating significant investment in energy efficiency upgrades, potentially costing €10,000-€15,000 for insulation, windows, and heating system improvements to reach a C rating.
Size vs. Local Value: At 204m², the property is substantial but its high price per sqm compared to local benchmarks suggests that size alone is not justifying the current valuation.
Value Optimization Potential: Investing €8,000-€12,000 to upgrade the BER from a likely 'F' or 'G' to a 'B2' could add €15,000-€20,000 in property value and significantly reduce annual running costs, turning an immediate expense into a value-enhancing investment.
Hypothesis: The combination of a very poor BER rating and a high price per square meter indicates that the property's current appeal is heavily reliant on its size and perhaps its specific style, but without addressing the energy inefficiency, its long-term marketability and appeal to cost-conscious buyers will be severely hampered, creating a potential ceiling on future capital appreciation.
Amenities
Transport Connectivity: While specific local routes are not detailed, R42TD93 in Birr, Co. Offaly, would typically be served by local Bus Éireann services connecting to larger towns and regional hubs, though direct Dublin commuter links are unlikely without significant travel time.
Healthcare Access: Birr Community Health Centre and local pharmacies like O'Connell's Pharmacy provide accessible primary healthcare services within the town.
Lifestyle and Retail: Birr town centre offers amenities such as Tesco and Dunnes Stores for essential shopping, alongside independent retailers, cafes like 'The Chestnut', and the historic Birr Castle Demesne for leisure.
Hypothesis: Given Birr's status as a heritage town, the demand for properties like this is likely driven by local lifestyle preferences and community ties rather than commuter needs, suggesting that the primary buyer pool will be those seeking a quieter pace of life and local amenities, and therefore proximity to Dublin transport links is less of a critical value driver than its integration within the Birr community.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.