17 Racecourse Lawns, Clifden, Co. Galway, H71 EC94
13 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 4 Bed · 3 Bath · Semi-D
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Market Position
Priced Above Local Sales
At €280,000, 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.
13 closed sales nearby · 13mo 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €280,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price aligns with the median transaction level.
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
Statistical Confidence · High
13
Transactions Analysed
Within 3.0km
13 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Racecourse Lawns, Westport Rd, Clifden, Galway | 2024-11-21 | — | |
| 4 Racecourse Lawns, Clifden, Galway, Galway | 2024-10-25 | 109m² |
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
BER C2 Potential: With a C2 BER rating, the property is in the mid-tier for energy efficiency. Upgrading to a B2 rating would likely cost between €8,000-€12,000 and could increase property value by €15,000-€20,000, with estimated annual energy savings of €1,000-€1,400 compared to D-rated properties.
Details
- Spacious Configuration: The property offers a generous 120.0m² of living space with 4 bedrooms and 3 bathrooms, which is a favorable configuration for family living and potentially offers more space than the median 3-bedroom, 2-bathroom properties prevalent in the wider market.
- Value Optimization: While the property has a C2 BER, investing in targeted insulation and heating upgrades (estimated €5,000-€8,000) could lift it to a B3 or B2 rating, potentially increasing its market appeal and adding an estimated €8,000-€12,000 to its value, especially given the 100km radius shows no BER data, indicating a market where BER is a differentiator.
- Hypothesis: The current C2 BER rating, while not poor, represents a clear opportunity for value enhancement. Given that the 100km market data shows 100% unknown BER ratings, a strategic investment in energy efficiency upgrades to achieve a B-rated BER could create a significant competitive advantage and premium valuation compared to the majority of unrated properties within a 100km radius.
Amenities
Limited Direct Transport: Clifden, Co. Galway, is not served by train stations, Luas, or DART services; transport connectivity relies primarily on local bus services, which may require multiple changes for travel to major urban centers.
Details
- Local Amenities Present: The area offers essential local amenities, including primary schools like Scoil Mhuire and secondary schools such as Clifden Community School, along with local shops and a pharmacy, catering to day-to-day needs.
- Connectivity Challenges: Travel to Galway City, a major hub for employment and amenities, typically involves a bus journey of over 1 hour 30 minutes, highlighting potential challenges for daily commuters to larger employment centers.
- Hypothesis: The lack of direct public transport links to major urban centers from Clifden, coupled with a reliance on local bus services, suggests that properties in this location will appeal primarily to those seeking a lifestyle outside of daily commuting to cities like Galway or Dublin, with a stronger emphasis on local community and rural living.
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.