13 Boireann Bheag, Roscam, Galway, H91 XE4C
6 homes sold nearby. See what they went for — and what to bid on this one.
€579,000 · 4 Bed · 4 Bath · 155m² · Detached
Market Position
Priced Within Local Sold Range
At €579,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 8mo 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 €579,000, 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 €28,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €579,000, 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.
These signals interact — full analysis in report.
€28,950
That's what overbidding by just 5% on a €579,000 home costs you — before interest.
A €19 check before a €579,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
6
Transactions Analysed
Within 1.5km
8 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Roscam Park, Galway, Galway, Galway | 2025-11-05 | 216m² | |
| 46 Caiseal Cam, Roscam, Galway, Galway | 2025-11-17 | 126m² |
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
Energy Efficiency: The property boasts a B BER rating, positioning it favorably above average energy-efficient homes and suggesting potentially lower annual heating costs compared to older, lower-rated properties.
Value Optimization: With a B BER rating, upgrading to an A-rating would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a solid return on investment.
Space Allocation: This 155.0m² detached property with 4 bedrooms and 4 bathrooms offers a generous living space, which is well-suited for larger families and aligns with the demand for spacious family homes in desirable areas.
Hypothesis: Given the B BER rating, the property's current annual energy costs are likely to be around €1,000-€1,500, contrasting with a D-rated property of similar size which could incur €1,800-€2,400 annually; further investment in insulation and heating could push these savings closer to €500-€1,000 annually, enhancing its long-term appeal and value.
Amenities
Transport Links: While specific bus routes are not detailed in the provided data for Roscam, Galway City generally benefits from extensive bus services connecting to the city centre and surrounding areas.
Local Facilities: Roscam is situated in an area known for its proximity to essential services, including healthcare facilities like University Hospital Galway and a range of primary and secondary schools.
Green Spaces: The area offers access to scenic walking routes along the coast and nearby parks, enhancing the quality of life for residents seeking outdoor activities.
Hypothesis: The Roscam area, being outside the immediate city center but well-connected, benefits from a desirable balance of residential tranquility and access to urban amenities; this equilibrium is likely to attract families and professionals valuing both lifestyle and convenience, potentially driving sustained property value growth in the 3km to 5km radius where median sale prices are €378,000 and €396,475 respectively.
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.