1 Dun Daingean, Dangan, Newcastle, Galway, H91 DC9R
29 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 3 Bath · 124m² · Detached
Market Position
At the Upper End of Local Sales
At €750,000, 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.
29 closed sales nearby · 10mo 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 €750,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 verified closed sales within 3.0km · 18 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.6% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 26% 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
€750,000
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
29
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±18%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Dun Daingean, Newcastle Rd, Galway, Galway | 2025-09-03 | 136m² | |
| 72 Tudor Lawn, Newcastle, Galway, Galway | 2025-02-14 | 106m² |
Transactions within a 3.0km 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 C3 Energy Efficiency: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would likely cost €10,000-€15,000 but could increase the property's value by €18,000-€25,000, while reducing annual energy costs by an estimated €600-€900 compared to a D-rated property.
Spacious Family Home: The 124m² size with 4 bedrooms and 3 bathrooms is well-configured for family living and aligns with the 4+ bedroom category, though the average median beds in the 10km radius is 3, suggesting this property is larger than the typical recent sale.
Value Optimization Potential: Given the property's estimated value of €492,301 and BER C3, investing in targeted energy efficiency upgrades to a B-rating could yield a return on investment by enhancing its market appeal and potentially justifying a higher resale value closer to €510,000-€517,000.
Hypothesis: With a C3 BER rating, the current property is performing at a functional level for energy, however, the significant gap between its estimated value and asking price suggests that any perceived quality improvements, beyond a higher BER, would need to be substantial to justify the premium, such as high-end finishes or unique architectural features.
Amenities
Galway City Connectivity: Located in Dangan, Newcastle, the property has access to Bus Éireann routes serving Galway city centre, providing connectivity without direct Luas or DART access.
Educational Proximity: The area is served by primary schools such as Scoil Naomh Bríde and secondary schools like Coláiste na Coiribe, making it attractive for families.
Local Services and Parks: Close to amenities in Newcastle and a short drive to Galway city centre shopping centres like the Eyre Square Shopping Centre, with access to local parks and the Clare River.
Hypothesis: While Newcastle offers a good balance of residential amenity and proximity to Galway city, the absence of direct light rail (Luas/DART) means that public transport commutes to major employment hubs outside Galway city may involve longer journey times and transfers, potentially limiting its appeal for certain cross-county commuters compared to properties with direct access to national rail or urban tram networks.
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.