172 Palace Fields, Tuam, Tuam, Co. Galway, H54 YY70
10 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 5 Bed · 3 Bath · 180m² · Detached
Market Position
Below Typical Sale Prices
At €450,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 9mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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 3.0km
9 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| Kilcloghans, Tuam, Galway, Galway | 2025-10-31 | 210m² | |
| 5 Lissadyra, Ballygaddy Road, Tuam, Galway | 2025-09-04 | 157m² |
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 Rating Impact: With a C1 BER rating, annual energy costs are estimated to be €1,500-€2,000, whereas similar D-rated properties might incur €1,800-€2,500, offering moderate savings.
Upgrade Potential: Improving the C1 BER rating to a B2 could cost approximately €7,000-€10,000 and potentially increase the property's value by €12,000-€18,000.
Space and Configuration: The property offers a generous 180m² spread across 5 bedrooms and 3 bathrooms, which aligns well with family needs but could be assessed for optimal layout efficiency to maximize market appeal.
Hypothesis: While the C1 BER is decent, investing in further insulation and heating upgrades could unlock significant value, not only through energy savings of €300-€500 annually compared to lower-rated homes but also by potentially bridging the gap to the higher end of the €460,405 estimated value, especially if nearby comparable sales show a premium for energy efficiency.
Amenities
Transport Connectivity: Tuam is served by Bus Éireann routes 440 and X11, providing connections to Galway city and other regional hubs, facilitating commuter access.
Local Amenities: Residents have access to Tuam’s amenities including Tesco and Aldi supermarkets, St. Patrick's Catholic Cathedral, and Tuam General Hospital for healthcare needs.
Family Facilities: The area features several educational options such as St. Patrick's National School and Athenry Vocational School, alongside childcare services like Little Stars Tuam, supporting family life.
Hypothesis: The presence of key Bus Éireann routes and established local services in Tuam town centre suggests that properties in Palace Fields benefit from a balance of suburban tranquility and accessible urban amenities, which could support a modest premium compared to more isolated rural properties, provided transport links are actively utilized by residents.
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.