14 River Walk, Crossmolina, Crossmolina, Co. Mayo, F26 AP08
8 homes sold nearby. See what they went for — and what to bid on this one.
€159,000 · 3 Bed · 2 Bath · 83m² · Terrace
Market Position
Priced Within Local Sold Range
At €159,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 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 €159,000, 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 €7,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €159,000, 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.
€7,950
That's what overbidding by just 5% on a €159,000 home costs you — before interest.
A €19 check before a €159,000 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
From €19 for your strategy on a €159,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 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 3.0km
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Riverwalk, Crossmolina, Mayo, Mayo | 2024-04-18 | 89m² | |
| 19 Riverwalk, Abbeytown, Crossmolina, Mayo | 2024-12-11 | 84m² |
Transactions within a 3.0km radius and 24-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
Cost-Effective BER Upgrade
Details
- Upgrading this C1 BER rating property to a B2 could cost an estimated €8,000-€12,000, potentially increasing its market value by €15,000-€20,000 and aligning it with the more desirable energy efficiency standards.
- Efficient Space Utilisation
- With a size of 83.0m², this 3-bedroom, 2-bathroom house offers a good balance of living space for its size, indicating efficient layout and potentially lower per-square-metre costs for upgrades or furnishing compared to larger homes.
- Value Optimisation Opportunity
- The current C1 BER rating suggests potential for annual energy cost savings of €600-€1,000 if upgraded to an A or B rating, compared to D-rated properties of similar size, making it an attractive investment for long-term utility cost reduction.
- Hypothesis: Given the prevalence of C1 BER ratings in the 100km radius market (BER unknown percentage is 100%), the current C1 rating is not a significant detractor, but a strategic upgrade to B2 could unlock a premium of 7-10% over similarly rated properties within a 5km radius if local demand prioritizes energy efficiency.
Amenities
Limited Connectivity
Details
- Crossmolina is not directly served by specific national train lines like the Dublin-Galway or Dublin-Cork routes, and lacks Luas or DART stops, requiring potential bus connections or longer drives to access major transport hubs.
- Basic Local Services
- While Crossmolina offers essential amenities like local shops and primary schools, it is a smaller town and does not boast the extensive retail centres, diverse restaurant scenes, or numerous healthcare facilities found in larger urban or suburban areas.
- Rural Walkability
- The property's location offers access to local walking routes along the River Moy and within the town, but lacks the extensive pedestrian infrastructure and proximity to large urban parks often sought by buyers prioritizing high walkability scores.
- Hypothesis: The relative lack of direct public transport links and extensive amenities in Crossmolina suggests that its property market is primarily driven by local demand and those seeking a quieter, rural lifestyle, with any future value growth heavily dependent on regional infrastructure investment or the development of niche tourism in the area.
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.