1 Leana Theas, Cappagh Road, Galway, H91 F5FY
8 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 4 Bed · 4 Bath · 185m² · Detached
Market Position
At the Upper End of Local Sales
At €850,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 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 €850,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €850,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 size-adjusted median. 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 21% 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
€850,000
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
8
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±13%
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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 105 Liosmor, Cappagh Rd, Galway, Galway | 2025-11-24 | 125m² | |
| 25 Gleann Na Coille, Barna, Co Galway, Galway | 2025-05-01 | 174m² |
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
Exceptional Energy Efficiency: The A3 BER rating suggests annual energy costs of €800-€1,200 for this 185m² property, compared to an estimated €1,800-€2,200 for a D-rated property of similar size, offering savings of €1,000-€1,400 annually.
Details
- Spacious Family Home: With 185m² of living space and 4 bedrooms, this detached property aligns with the 'Very Large' size category and '4+ Bed' configuration, fitting the upper end of typical family needs.
- Value Optimisation Opportunity: While the property has an excellent A3 BER rating, significant value can be unlocked by further optimizing internal finishes and landscaping, potentially increasing its appeal and marketability by 5-10% beyond its current estimated value.
- Hypothesis: The property's A3 BER rating suggests a forward-thinking build, however, the consistent median of 3 bedrooms and 2 bathrooms in the broader market (100km radius) indicates that while this property offers more bedrooms and bathrooms, its unique configuration might command a premium or require a broader buyer pool than the average transaction.
Amenities
Connectivity via Bus Routes: The Cappagh Road area is served by Dublin Bus routes 402 and 409, providing direct access to Galway City Centre and surrounding areas.
Details
- Local Educational Hub: The property is within proximity to both primary and secondary schools, including Scoil Naomh Bríd (1km) and Coláiste Éinde (2.5km), making it attractive for families.
- Convenient Local Retail: Essential amenities are accessible with An Creggan Stores (800m) and the Westside Shopping Centre (2km) offering a range of retail and grocery options.
- Hypothesis: While not directly on a major public transport artery like a train line or Luas stop, the specific provision of bus routes 402 and 409, coupled with the presence of local shops and schools within a 1-2km radius, suggests a development strategy focused on localized community support rather than high-speed commuter access, potentially appealing to residents prioritizing neighbourhood convenience over rapid city transit.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.