Water Street, Castlepollard, Coole, Co. Westmeath, N91 NP40
18 homes sold nearby. See what they went for — and what to bid on this one.
€329,000 · 3 Bed · 3 Bath · 110m² · Detached
Market Position
Priced Within Local Sold Range
At €329,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 18mo 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 €329,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €329,000, 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.
€16,450
That's what overbidding by just 5% on a €329,000 home costs you — before interest.
A €19 check before a €329,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 below the median of comparable sales, suggesting favourable entry conditions. 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
Statistical Confidence · High
18
Transactions Analysed
Within 5.0km
18 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Church St, Castlepollard, Westmeath, Westmeath | 2023-10-20 | — | |
| Church St, Castlepollard, Westmeath, Westmeath | 2025-02-20 | 68m² |
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
Energy Efficiency: With a B BER rating, this property is significantly more energy efficient than older, lower-rated homes, potentially saving €800-€1,400 annually in energy costs compared to a similar D-rated property.
Space Value: The 110m² property, with 3 bedrooms and 3 bathrooms, aligns well with the average size of sold properties in the area, offering good space efficiency for its type.
BER Upgrade Potential: While a B rating is good, achieving an A rating through further insulation and heating system upgrades, costing approximately €10,000-€15,000, could add €18,000-€25,000 in value and further reduce annual energy bills.
Hypothesis: The B BER rating positions this property favorably for energy-conscious buyers, but the market data for comparable properties in the immediate vicinity is too limited (only 1 sale of the same broad type within 1km in 180 days) to definitively ascertain if its quality is being fully reflected in its price relative to ultra-efficient A-rated homes.
Amenities
Transport Links: Castlepollard is served by Bus Éireann routes, offering connections to Mullingar and other regional hubs, although direct Luas, DART, or train services are not immediately available within the town.
Local Conveniences: Residents have access to essential amenities including local shops in Castlepollard town centre, primary schools such as St. Columba's National School, and healthcare facilities like the Castlepollard Primary Care Centre.
Recreational Access: The property is situated near the Granard to Oldcastle Greenaway, offering walking and cycling opportunities, and is within driving distance of larger regional parks and cultural sites in Westmeath.
Hypothesis: The limited public transport options outside of local bus routes may cap the commuter appeal of Castlepollard for those working in Dublin, suggesting that the property's value is primarily driven by local amenities and the lifestyle benefits of a rural Westmeath setting rather than strong connectivity to major urban centers.
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.