1 Sliebh Mor, Cum, Lahardaun, Ballina, Co Mayo, F26 X2K0
8 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 4 Bed · 2 Bath · 107m² · Bungalow
Market Position
Priced Above Local Sales
At €300,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 closed sales nearby · 24mo recency · Moderate 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €39 check before a €300,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 |
|---|---|---|---|
| No1 Sliebh Mor, Cum. Lahardaun, Ballina, Mayo | 2025-11-28 | 106.7m² | |
| Ballyduffy, Castlehill, Ballina, Mayo | 2024-04-11 | — |
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
BER Upgrade Opportunity: With a BER rating of D, upgrading to a B2 rating would cost an estimated €8,000-€12,000 but could increase the property value by €15,000-€20,000, offering a strong return on investment.
Energy Cost Savings: Currently, annual energy costs for a D-rated property of this size are estimated at €1,800-€2,200, which could be reduced by €1,000-€1,400 annually if upgraded to a B-rated standard (estimated €800-€1,200).
Spacious for the Area: At 107m² with 4 bedrooms and 2 bathrooms, this bungalow is larger and offers more accommodation than the typical 3-bed, 2-bath median property found in the wider 20km and 50km radii.
Hypothesis: Given the low median bedroom counts (3 beds) in the wider 20km and 50km areas, the property's 4-bedroom configuration presents a unique advantage for larger families, potentially commanding a premium from specific buyer segments seeking more space in this rural setting.
Amenities
Rural Connectivity: Transport connectivity primarily relies on car access, with the nearest train station located in Ballina approximately 25 minutes drive away, and no specific Dublin Bus, Luas, or DART services available.
Essential Local Services: Educational needs are met by Lahardaun National School locally, with secondary education and main healthcare facilities (including Mayo University Hospital for major services) located in Ballina, requiring a drive of approximately 20-30 minutes.
Lifestyle & Shopping: Daily needs are served by a local shop in Lahardaun, while broader shopping choices, lifestyle amenities like pubs, and access to natural attractions such as Lough Conn for leisure activities are available within the wider Ballina area.
Hypothesis: The property's rural setting, while offering tranquility and access to natural beauty, necessitates car dependence for most amenities; this appeals strongly to buyers prioritising peaceful living over urban convenience, potentially limiting the buyer pool but attracting those seeking a lifestyle retreat.
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.