132 Leargan, Western Distributor Road, Knocknacarra, Galway, H91 P60F
8 homes sold nearby. See what they went for — and what to bid on this one.
€480,000 · 4 Bed · 4 Bath · 151m² · Terrace
Market Position
Priced Within Local Sold Range
At €480,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 10mo 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 €480,000, 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 €24,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €480,000, 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.
€24,000
That's what overbidding by just 5% on a €480,000 home costs you — before interest.
A €19 check before a €480,000 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
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 sits marginally above 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 · High
8
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±11%
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 |
|---|---|---|---|
| 37 Leargan, Ballymoneen Rd, Knocknacarra, Galway | 2025-08-28 | 116.5m² | |
| 170 Leargan, Ballymoneen West, Galway, Galway | 2025-12-18 | 116m² |
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: With a B2 BER rating, this property is in the upper quartile of energy performance, meaning annual energy costs are likely €800-€1,200, significantly lower than D-rated properties which could incur €1,800-€2,200 annually.
Generous Space: At 151.0m², this terrace property offers ample living space, fitting well within the larger end of typical family homes in established residential areas.
Value Optimization: The property's current B2 BER rating offers a strong foundation; minor enhancements like attic insulation or window upgrades (costing an estimated €2,000-€4,000) could potentially push it to an A-rating, increasing its long-term value and appeal.
Hypothesis: Given the B2 BER rating and its size, this property is well-positioned. The key to maximizing future value lies in understanding the BER ratings of the 12 similarly broad-type properties sold within 1km in the last 180 days; if most of those achieved higher ratings, a targeted BER upgrade investment could yield a premium beyond the upgrade cost.
Amenities
Excellent Connectivity: This property is served by multiple bus routes including the 409, 410, and 411 connecting to Galway city centre and surrounding areas, with the nearest train station being Galway Ceannt Station (approx. 4km).
Family & Education Hub: The area boasts excellent educational facilities, including Gaelscoil Mhic Amhlaigh, Knocknacarra National School, and Coláiste na Coiríbe, all within a 2km radius, alongside accessible childcare options like Bright Beginnings.
Convenient Lifestyle: Residents have easy access to essential services and leisure, with Joyce's Supermarket and Gateway Shopping Centre nearby, plus the adjacent Cappagh Park offering green space and sporting facilities, and a range of restaurants and cafes in the vicinity.
Hypothesis: The strong amenity base, characterized by a high density of family-focused services and good public transport links to Galway city, suggests that properties in Leargan command a premium due to quality of life and convenience, particularly for families. Future infrastructure developments around the Western Distributor Road could further enhance this value.
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.