1 Grattan Court, Father Griffin Road, Salthill, Galway, H91 W863
13 homes sold nearby. See what they went for — and what to bid on this one.
€765,000 · 5 Bed · 2 Bath · 140m² · Detached
Market Position
At the Upper End of Local Sales
At €765,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
13 closed sales nearby · 11mo 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 €765,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €38,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €765,000, 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.
€38,250
That's what overbidding by just 5% on a €765,000 home costs you — before interest.
A €19 check before a €765,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 decreased 13.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
11 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Rock Lawn, 6 St Marys Park, Taylors Hill Rd, Galway | 2025-03-14 | 172.8m² | |
| St Theresas, Taylors Hill Rd, Galway, Galway | 2025-09-24 | 187.9m² |
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
BER Rating Cost: Upgrading the E2 BER rating to a B2 could cost approximately €15,000-€20,000, potentially increasing property value by €25,000-€30,000.
Energy Cost Gap: With an E2 rating, annual energy costs are estimated at €2,200-€2,800, significantly higher than the €1,000-€1,400 for a B-rated property of similar size in the area.
Space Efficiency: While the property offers 140m² and 5 bedrooms, the limited 2 bathrooms for a 5-bedroom property could be a functional constraint for a family, potentially impacting resale appeal.
Hypothesis: The €879,428.56 estimated value, despite an E2 BER and a high asking price, suggests the market places a premium on the Salthill location, implying that significant capital expenditure on energy upgrades might still yield a positive return on investment, albeit with a longer payback period than in less desirable areas.
Amenities
Transport Connectivity: The area is served by multiple Bus Éireann routes, including routes to Galway City Centre, with Salthill Promenade providing scenic walking routes and access to coastal paths.
Educational & Healthcare Access: Close proximity to Scoil Bhríde and Taylours Hill Primary School, as well as UHG Hospital and local pharmacies, ensures convenient access to essential services.
Lifestyle & Retail Hub: Salthill boasts a vibrant strip of restaurants, cafes like McCambridge's, and shops, with the city centre offering larger retail centres and supermarkets like Tesco within a short drive.
Hypothesis: The exceptional walkability and amenity-rich environment of Salthill, with its promenade, numerous dining options, and proximity to schools and UHG, command a strong location premium, suggesting that properties here are less susceptible to broader market downturns due to consistent demand for lifestyle and 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.