18 An Tulan, Cleasach, Spiddal, Co. Galway, H91 T6HK
3 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 3 Bath · 135m² · Semi-D
Market Position
Priced Above Local Sales
At €425,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 16mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 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.
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
€425,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 An Tulan Cleasach, Baile Ard, Spiddal, Galway | 2024-11-29 | 130m² | |
| 13 An Moinear, Bohoona East, Spiddal Galway, Galway | 2023-10-13 | 163m² |
Transactions within a 5.0km radius and 36-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 Improvement Potential: Upgrading the C1 BER rating to a B2 could involve costs of €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000, presenting a clear return on investment.
Details
- Size Advantage: At 135.0m², the property is larger than the median 3-bedroom property size of around 100-120m² typically seen in many markets, offering good space.
- Configuration Mismatch: While the property has 4 bedrooms and 3 bathrooms, the median number of bathrooms and bedrooms in the 100km radius is 2 and 3 respectively, indicating this property is more generously configured but may not align with the most common local demand.
- Hypothesis: Given the C1 BER rating, a strategic investment in energy efficiency upgrades could significantly enhance the property's market appeal and long-term value, potentially bridging the gap between its current asking price and the higher estimated value, especially in a market where buyers are increasingly cost-conscious.
Amenities
Transport Connectivity: As the property is outside Dublin, specific bus routes, train stations, Luas, or DART stations serving Spiddal, Co. Galway are not detailed in the provided data, suggesting potentially limited direct public transport options.
Details
- Healthcare Access: Specific hospitals, clinics, or pharmacies in Spiddal are not detailed in the provided data, requiring further investigation into local healthcare provision.
- Lifestyle Amenities: Specific shops, supermarkets, shopping centers, restaurants, cafes, parks, or gyms in Spiddal are not listed in the provided data, indicating a need for local research to understand the amenity richness of the area.
- Hypothesis: The lack of specific amenity data for Spiddal, Co. Galway within the provided metrics suggests that while the location may offer a quieter, more rural lifestyle, its property value might be more sensitive to localized infrastructure development and natural amenity access, such as scenic routes and coastal proximity, rather than extensive public transport networks.
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.