Tritonville, 30 Hyde Court, Roscommon Town, Co. Roscommon, F42 CD83
13 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 7mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 11% 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
€400,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
7 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Hyde Court, Golf Links Rd, Roscommon, Roscommon | 2025-10-30 | 255m² | |
| 11 Hyde Court, Roscommon, Roscommon, Roscommon | 2025-08-01 | 247.7m² |
Transactions within a 1.5km radius and 18-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 Advantage: With a B BER rating, this property is positioned well above the typical market standard, where 100% of recorded sales in the last 180 days within 100km had unknown BER ratings.
Details
- Spacious Family Home: The 120m² size with 4 bedrooms offers ample living space, aligning with the 'Large' size category and the 4+ bed median in the immediate 10km radius (median 4.0 beds).
- Value Optimization Opportunity: While a B BER rating is good, upgrading to an A-rating could yield annual energy cost savings of €800-€1,200 compared to the estimated €1,800-€2,200 for D-rated properties of similar size in the region.
- Hypothesis: Given the strong local demand for 4-bedroom properties and the B BER rating, further investment in energy efficiency to achieve an A-rating could position this property as a premium offering, potentially commanding a 10-15% price uplift against the current estimated value, especially as buyer preference for energy-efficient homes grows.
Amenities
Local Connectivity: Roscommon Town offers connectivity through bus services, though specific routes serving Hyde Court directly are not detailed in the provided data, and it is outside the scope of DART/Luas coverage.
Details
- Essential Services Nearby: Roscommon Town provides access to essential amenities including Roscommon County Hospital, a range of primary and secondary schools, and multiple shopping options such as Dunnes Stores and local retailers.
- Green Space Access: While specific parks in the immediate vicinity of Hyde Court are not listed, Roscommon Town benefits from local parks and recreational areas, enhancing the quality of life for residents.
- Hypothesis: The lack of direct public transport links to major urban centers and the distance from Luas/DART services suggest that while Roscommon Town provides adequate local amenities, the property's appeal may be primarily to those seeking a more rural lifestyle or who rely on private transport, impacting its potential for attracting urban commuters and thus its long-term value appreciation compared to areas with stronger national connectivity.
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.