11 Dun Esker, Ballinasloe, Ballinasloe, Co. Galway, H53 DE27
13 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 4 Bed · 2 Bath · 123m² · Semi-D
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 2.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €265,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €25 check before a €265,000 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 below the size-adjusted median, suggesting favourable entry conditions. 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 · High
13
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| 3 Sli Esker, Dunlo, Ballinasloe, Galway | 2025-06-23 | — | |
| 8 Sli Esker, Pollboy, Galway, Galway | 2024-12-19 | 102.2m² |
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 Impact: With a C1 BER rating, this property is moderately energy efficient, however, upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Annual Energy Cost Savings: A C1 BER rating suggests annual energy costs of approximately €1,400-€1,800, which is higher than the €800-€1,200 for B-rated properties of a similar size, representing potential annual savings of €400-€600.
Size Efficiency: The property offers 123m² of living space with 4 bedrooms and 2 bathrooms, which is a good configuration for family living, aligning with typical needs for a property of this size in many Irish markets.
Hypothesis: The C1 BER rating presents a clear opportunity for value enhancement through targeted retrofitting; investing in insulation and heating upgrades could not only reduce ongoing utility bills by an estimated €400-€600 annually but also provide a significant capital uplift, making it a sound investment for the homeowner.
Amenities
Connectivity Limitations: Ballinasloe is served by Bus Éireann routes, but there are no Luas or DART stations; the nearest train station is Ballinasloe Train Station, which offers services on the Dublin Connolly to Galway line.
Local Educational Facilities: The area includes St. Joseph's College, Ardscoil Mhuire Secondary School, and Scoil Bhríde National School, providing a range of educational options for families.
Healthcare and Retail Access: Within Ballinasloe town, residents have access to Portiuncula University Hospital, numerous pharmacies, and a variety of local shops and supermarkets like Tesco and Dunnes Stores.
Hypothesis: While Ballinasloe offers essential local amenities and national rail connectivity, the lack of more frequent public transport options and proximity to larger urban centers may limit its appeal to commuters or those seeking a broader range of lifestyle amenities, potentially capping rapid capital appreciation compared to better-connected regional towns.
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.