1 Gleann Na Mona, Ballymoneen Road, Knocknacarra, Galway, H91 NPT6
20 homes sold nearby. See what they went for — and what to bid on this one.
€775,000 · 5 Bed · 4 Bath · 180m² · Detached
Market Position
Priced Within Local Sold Range
At €775,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 12mo 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 €775,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €38,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €775,000, 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.
€38,750
That's what overbidding by just 5% on a €775,000 home costs you — before interest.
A €19 check before a €775,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 7.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
20
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Shangort, Knocknacarra, Galway, Galway | 2025-07-24 | 163.6m² | |
| 79 Ros Ard, Cappagh Road, Galway, Galway | 2025-02-20 | 127m² |
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
Energy Efficiency Savings: With an A2 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, significantly lower than comparable D-rated properties (estimated €1,800-€2,200), saving approximately €1,000-€1,400 annually.
Space Optimization: At 180m² with 5 bedrooms and 4 bathrooms, this property offers a high ratio of bathrooms to bedrooms and ample living space, suggesting good configuration for larger families or multi-generational living.
Value Enhancement Potential: While already A2 rated, further minor upgrades to enhance smart home technology or renewable energy integration could potentially add 2-3% to its value, conservatively estimated at €15,800 - €23,700.
Hypothesis: The A2 BER rating of this property, combined with its substantial size (180m²), positions it as a premium offering that is likely to command a growing premium in the coming years as energy efficiency regulations tighten and buyer preferences shift further towards sustainable, low-cost-to-run homes, potentially outperforming the general market growth by 1-2% annually.
Amenities
Transport Links: The property is served by Galway City's bus network, with routes likely connecting to the city centre and surrounding areas, offering good connectivity for residents.
Local Conveniences: Proximity to Ballymoneen Road suggests access to local shops, supermarkets like Dunnes Stores and Tesco, and essential services within a short drive.
Educational Hub: Knocknacarra is known for its strong educational offerings, with a number of primary schools such as Knocknacarra National School and St. Annin's National School, and secondary schools like Coláiste na Coiríbe, likely within easy reach.
Hypothesis: The development of the western bypass and potential future public transport enhancements in the Knocknacarra area could significantly increase the appeal and property values of homes like 1 Gleann Na Mona by reducing commute times to key employment hubs and improving connectivity to regional infrastructure, creating a ~5-7% uplift in value over the next 3-5 years.
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.