17 Garryduff Drive, Pound Road, Castlebar, Co. Mayo, F23 E432
6 homes sold nearby. See what they went for — and what to bid on this one.
€349,500 · 4 Bed · 3 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €349,500, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
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 €349,500, 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 €17,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,500, 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.
€17,475
That's what overbidding by just 5% on a €349,500 home costs you — before interest.
A €19 check before a €349,500 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
From €19 for your strategy on a €349,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 24% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€349,500
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
6
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Roxborough House, Snugboro, Castlebar, Mayo | 2025-08-01 | 189.3m² | |
| 6 Rathbawn Rd, Castlebar, Mayo, Mayo | 2024-12-19 | 79m² |
Transactions within a 3.0km 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 C3 Cost: While a C3 BER rating is moderate, potential buyers could consider upgrades; improving to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Spacious Living: With 120m² and 4 bedrooms, this bungalow is larger than the median 3-bedroom properties sold within 100km (3 beds), offering ample living space relative to the regional average.
- Value Optimization: Investing in energy efficiency upgrades for the C3 BER could reduce annual energy costs compared to D-rated properties and enhance market appeal, potentially recouping upgrade costs through increased resale value.
- Hypothesis: The property's C3 BER rating, while adequate, suggests a missed opportunity for significant value enhancement; targeted insulation and heating upgrades, costing around €5,000-€8,000, could elevate the BER to a B rating, potentially increasing its market value by €10,000-€15,000 and aligning it more closely with the higher-rated properties in the wider market.
Amenities
Transport Links: Castlebar is served by Bus Éireann routes, with Route 456 providing connections to other towns in the county, and the nearest train station is Castlebar Railway Station, offering connections to Dublin Heuston.
Details
- Local Education: The area is served by several educational institutions including St. Gerald's College and Castlebar College of Further Education, catering to secondary and further education needs.
- Healthcare Access: Mayo University Hospital is located in Castlebar, providing comprehensive healthcare services, with local pharmacies readily available within the town.
- Hypothesis: While Castlebar offers essential services, the lack of direct mention of specific local shopping centres or retail parks within immediate walking distance suggests that driving to larger retail hubs in nearby towns might be necessary, potentially impacting desirability for buyers prioritizing walkability for daily errands.
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.