18 Caislen Thorlaigh, Doughiska, Co. Galway, H91 AX78
20 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · 58m² · Apartment
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 2.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
20
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Doughiska Neighbourhood Centre, Doughiska, Galway, Galway | 2025-01-31 | 50.4m² | |
| 193 Coill Tire, Doughiska, Merlin Park, Galway | 2025-11-27 | 68.3m² |
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 Improvement Potential: With a C1 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,500-€2,000 to €800-€1,200.
Space Efficiency: The 58m² apartment with 2 bedrooms and 1 bathroom is a standard configuration for this size, offering reasonable space utilization for its footprint.
Value Optimization Opportunity: The current asking price of €225,000, significantly below its estimated value of €240,977, presents an opportunity to invest in potential cosmetic or minor energy efficiency upgrades to capture a higher market value.
Hypothesis: Given the C1 BER rating and the current asking price below estimated value, strategic, targeted improvements focusing on insulation and heating systems could yield a strong return on investment, pushing the property's value closer to the €240,000 mark and beyond if marketed effectively.
Amenities
Transport Connectivity: Doughiska is served by Bus Eireann routes such as 402 and 405, providing access to Galway city centre and surrounding areas.
Local Facilities: Residents have access to nearby amenities including the Galway Clinic for healthcare, and local shopping facilities at the Doughiska Neighbourhood Centre.
Educational Access: The area is in proximity to primary schools such as Scoil Étaín and secondary schools in Galway city, offering convenient options for families.
Hypothesis: The established public transport links and proximity to essential services in Doughiska, when combined with the relatively lower asking price, position this apartment as a strong value proposition for commuters and families seeking access to Galway city amenities without the premium city centre prices.
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.