10 The Waterways, Belcarra, Manulla, Co. Mayo, F23 Y298
1 homes sold nearby. See what they went for — and what to bid on this one.
€369,000 · 3 Bed · 3 Bath · 95m² · Semi-D
Market Position
Limited Transaction Data
At €369,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 52% 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
€369,000
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 · Low
1
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Ashview, Belcarra, Castlebar, Mayo | 2024-04-10 | 120m² |
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
Excellent Energy Efficiency: The A2 BER rating indicates significantly lower annual energy costs, estimated at €800-€1,200, compared to a D-rated property of similar size (€1,800-€2,200), saving approximately €1,000-€1,400 annually.
Optimal Size for Family: At 95m², this 3-bedroom, 3-bathroom semi-detached home offers a well-balanced space, ideal for small to medium-sized families looking for comfortable living.
Value Optimization Potential: While the BER is excellent, further minor enhancements like smart home technology for heating control could potentially optimise running costs by an additional 5-10%, leading to yearly savings of €40-€120.
Hypothesis: The high BER rating, while already excellent, may reflect a baseline for the development, and future resales could see a premium over properties with average B ratings if energy costs continue to rise significantly.
Amenities
Limited Public Transport: Information on specific bus routes, train stations, or Luas/DART stops serving Belcarra, Manulla, Co. Mayo is not provided in the raw data, suggesting potential reliance on private transport.
Local Services Unspecified: The raw data does not detail specific schools, healthcare facilities, shopping centres, or restaurants in the immediate vicinity of F23Y298, making it difficult to assess local convenience.
Rural Connectivity: While specific amenities are absent from the data, the address suggests a rural setting, which typically offers greater tranquility but may require longer travel times to larger towns or cities for services.
Hypothesis: The property's location, seemingly outside of a major urban hub and lacking specific amenity data, points towards a lifestyle choice for buyers prioritizing peace and quiet over immediate access to extensive public transport and retail options.
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.