Tullaghan Rock, Ballaghaderreen, Co. Roscommon, F45 HT63
1 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 6 Bed · 2 Bath · 167m² · Bungalow
Market Position
Limited Transaction Data
At €310,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 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.
Financial Exposure · 15% 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
€310,000
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 · Low
1
Transactions Analysed
Within 3.0km
12 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Castlerea Rd, Ballaghadereen, Roscommon, Roscommon | 2025-03-27 | 201m² |
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
Significant BER Upgrade Needed: The E1 BER rating indicates substantial potential for energy efficiency improvements; upgrading to a B2 rating would likely cost €10,000-€15,000 and could increase the property's value by €20,000-€25,000.
Details
- Spacious but Standard Layout: With 6 bedrooms and 2 bathrooms, the property offers ample space, but the bathrooms are below the 100km median of 2.0 for 3-bedroom properties, suggesting a potential imbalance in configuration for a property of this size.
- Value Optimization Opportunity: Improving the E1 BER rating to a B2 could reduce annual energy costs by an estimated €1,200-€1,800 compared to its current rating, making it a more attractive proposition and enhancing long-term value.
- Hypothesis: The large 3,966.0m² size combined with an E1 BER rating presents a unique opportunity for a buyer focused on value-add renovations, where strategic energy upgrades could unlock significant capital appreciation, potentially leading to a higher resale value than the surrounding market average.
Amenities
Limited Local Transport: Ballaghaderreen is not served by direct bus routes or train stations; nearest services would likely require significant travel to larger towns such as Sligo or Roscommon.
Details
- Essential Local Services: The area offers basic amenities; however, specific details on local schools, healthcare, and retail options are not provided in the raw data, making it difficult to assess convenience beyond general rural provisions.
- Low Walkability Score: Properties outside of town centers generally have lower walkability; access to amenities like shops, parks, or restaurants would likely require car travel.
- Hypothesis: The property's rural location in Ballaghaderreen, Co. Roscommon, suggests a strong reliance on private transportation for accessing any significant transport links, educational facilities, healthcare, or retail centers, which could be a deterrent for buyers prioritizing convenience and 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.