17 Moyola Park, Newcastle, Galway, Co. Galway, H91 A7DT
29 homes sold nearby. See what they went for — and what to bid on this one.
€570,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Above Local Sales
At €570,000, 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.
29 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 €570,000, 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 €28,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €570,000, 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.
€28,500
That's what overbidding by just 5% on a €570,000 home costs you — before interest.
A €19 check before a €570,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
29 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 median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 9.1% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 12% 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
€570,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
29
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Mac Dara, 1 Upper Newcastle, Galway, Galway | 2025-07-30 | 121.1m² | |
| 73a Upper Newcastle Rd, Galway, Co Galway, Galway | 2025-07-22 | 173m² |
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 C2 Potential: A C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €7,000-€10,000 and potentially increase property value by €10,000-€15,000, while reducing annual energy costs by an estimated €300-€500 compared to a D-rated property.
Generous Size: At 120.0m², the property offers ample living space, which is generally desirable, especially with 4 bedrooms and 2 bathrooms, aligning well with family needs.
Value Optimization: While the BER is C2, investing in targeted insulation and heating upgrades could enhance comfort and resale value; for example, a €5,000 investment in attic and wall insulation could improve the BER to B3 and potentially add €8,000 to €12,000 in value.
Hypothesis: Given the C2 BER rating, the property's current value might be slightly capped compared to properties with A or B ratings. However, a focused energy efficiency upgrade strategy could unlock significant value appreciation, especially if similar 4-bed semi-detached homes in the 1km radius with higher BER ratings command a premium exceeding the upgrade costs.
Amenities
Transport Links: Newcastle is served by Bus Éireann routes, connecting to Galway city centre; further afield, the M6 motorway offers excellent road connectivity.
Educational Hub: Proximity to NUI Galway and GMIT provides strong higher education links, while local primary and secondary schools cater to younger families.
Local Services: The area benefits from local shops and services in Newcastle village, with larger retail parks and shopping centres accessible via a short drive.
Hypothesis: While specific bus route numbers and train station proximity for Newcastle were not detailed, its location on the western outskirts of Galway city suggests it may rely more on local services and private transport, but improved public transport links or park-and-ride facilities from Newcastle to Galway city centre could significantly boost property values in the future.
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.