15 Riverside, Distillery Road, Westport, Co Mayo, Westport, Co. Mayo, F28 AP23
10 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 2 Bath · 68m² · Apartment
Market Position
Priced Above Local Sales
At €285,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 12mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
10
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 New Apts Over Lallys Pharmacy, Mill St, Westport, Mayo | 2025-06-27 | — | |
| Unit 14 The Kiln Apts, James St, Westport, Mayo | 2024-12-24 | 57.2m² |
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 Advantage: With a B3 BER rating, this apartment is significantly more energy-efficient than the 100km median BER unknown percentage of 100.0%, potentially offering annual energy cost savings of €800-€1,200 compared to a hypothetical D-rated property of similar size.
Details
- Space Efficiency: The 68.0m² size for a 2-bedroom, 2-bathroom apartment offers a comfortable and well-proportioned living space, aligning with the median of 2 bathrooms and 3 bedrooms observed in the 100km radius data.
- Value Optimization Opportunity: While the property has a B3 BER, further minor upgrades could potentially enhance its value. For example, improving insulation or upgrading to a more efficient boiler could potentially increase its BER rating and command a premium similar to the 10km median sale price of €316,000.
- Hypothesis: The B3 BER rating positions this apartment favorably against a market where most comparable data lacks explicit BER information, suggesting that a focus on showcasing the energy efficiency benefits and potential for further minor improvements could differentiate it and attract environmentally conscious buyers.
Amenities
Connectivity to Westport Town: While specific bus routes and train stations for Westport, Co. Mayo are not detailed in the provided data, its location in Westport implies access to local bus services and potentially a Westport train station, crucial for regional connectivity.
Details
- Local Lifestyle Hub: Westport is known for its vibrant atmosphere, suggesting proximity to amenities such as The Westport Woods Hotel & Spa (for dining/leisure), The Great Western Greenway (for outdoor activities), and numerous local cafes and shops on Bridge Street.
- Walkability in Westport: The property's address in Westport indicates it is likely within reasonable walking distance to local shops, pharmacies like Boyle's Pharmacy, and potentially healthcare facilities such as Mayo Primary Care Centre.
- Hypothesis: Given Westport's reputation as a tourist and lifestyle destination, the property's inherent appeal is likely boosted by its location, suggesting that amenities like its proximity to the town centre, recreational areas like Westport House & Pirate Adventure Park, and established local services contribute significantly to its desirability and potential for rental income.
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.