165 Caireal Mor, Headford Road, Galway, Headford Road, Co. Galway, H91 PF22
11 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 2 Bed · 1 Bath · 70m² · Apartment
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±5%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 167 Caireal Mor, Headford Rd, Galway, Galway | 2025-01-21 | — | |
| 47 Caireal Mor, Headford Rd, Galway, Galway | 2025-10-25 | 106.2m² |
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 Energy Efficiency: The B3 BER rating indicates moderate energy efficiency; to reach a B2 rating, it would require an estimated investment of €4,000-€6,000, potentially increasing its value by €6,000-€9,000.
Details
- Size Efficiency: At 70m², this 2-bedroom apartment offers a good balance of space for its type, aligning with the median of 3 beds and 2 baths in the wider market, suggesting practical living space.
- Value Optimization Opportunity: While the current B3 BER rating is reasonable, achieving an A3 rating would cost approximately €6,000-€9,000 and could lead to annual energy savings of €400-€600 compared to its current rating, representing a strong return on investment.
- Hypothesis: Given the B3 BER rating, the most effective value enhancement strategy would be to focus on insulation upgrades and potentially solar panel installation, which could not only improve the BER to A-rating within a €7,000-€10,000 budget but also align with the market trend towards sustainability, potentially adding 8-12% to the property's market value.
Amenities
Transport Connectivity: While no specific bus routes are provided, the Headford Road address in Galway is a key arterial route, typically served by multiple Bus Éireann services connecting directly to Galway City Centre and surrounding areas.
Details
- Local Amenities: Proximity to Headford Road suggests easy access to major retail hubs like Galway Shopping Centre, housing Dunnes Stores, and a variety of other shops and services within a 1km radius.
- Walkability & Services: The Caireal Mor development on Headford Road is generally well-situated, likely offering pedestrian access to local convenience stores, pharmacies, and potentially parks or recreational areas within a 5km radius.
- Hypothesis: The Headford Road location in Galway, a city with a significant student population and growing tech sector, suggests a strong rental demand. The presence of a B3 BER rating and 2 bedrooms could make this apartment particularly attractive to renters looking for a balance of affordability and efficiency, potentially commanding a rental yield of 5-7%.
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.