Walderstown, Glasson, Athlone, Co. Westmeath, N37 PY05
4 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 5 Bed · 6 Bath · 120m² · Detached
Market Position
Significantly Above Local Sales
At €595,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 14mo 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. 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.
Financial Exposure · 101% 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
€595,000
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
4
Transactions Analysed
Within 5.0km
14 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 |
|---|---|---|---|
| Kilkenny Abbey, Glasson, Athlone, Westmeath | 2024-12-12 | 186m² | |
| Kilkenny West, Glasson, Athlone, Westmeath | 2025-04-08 | 324m² |
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 Efficiency: The B2 BER rating positions this property well for energy efficiency, suggesting annual energy costs of approximately €1,800-€2,200, compared to €2,500-€3,000 for a G-rated property of similar size.
Upgrade Potential: Improving from a B2 to an A-rated BER could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a good return on investment.
Space Optimization: With 120m² and 5 bedrooms, the property offers a generous average of 24m² per bedroom, providing ample living space that generally appeals to larger families or those seeking more room.
Hypothesis: The B2 BER rating is a solid foundation, but the key to maximizing long-term value lies in exploring targeted upgrades to an A-rating, potentially recouping 150-250% of the investment cost through increased market appeal and energy savings, especially if neighbouring properties are achieving higher BERs.
Amenities
Transport Connectivity: The absence of specific local bus routes, train stations, or Luas/DART stops mentioned for Walderstown, Glasson suggests reliance on private transport, a potential drawback for some buyers.
Local Lifestyle Access: While specific amenities in Walderstown are not detailed, Athlone town centre, approximately 6km away, offers a range of retail, dining, and healthcare facilities, including Athlone Shopping Centre and Mullingar General Hospital (approx. 30-minute drive).
Educational Proximity: The nearest primary and secondary schools would likely be in Athlone town, such as St. Oliver's National School and Athlone Community College, requiring travel time for family convenience.
Hypothesis: The property's valuation may be heavily influenced by the expectation of future infrastructure development or an existing affluent demographic that values rural seclusion over immediate public transport and service access, suggesting that its appeal is niche and focused on those prioritizing tranquility over urban convenience.
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.