19 Cluain Ri, Athenry. H65 X244, Athenry, Co. Galway, H65 X244
19 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €335,000, 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.
19 closed sales nearby · 7mo 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €335,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 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 size-adjusted median, 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
19
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±6%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 83 Cluain Ri, Monivea Rd, Athenry, Galway | 2025-06-18 | 93.1m² | |
| 6 Cluain Na Cathrach, Monivea Rd, Athenry, Galway | 2025-09-19 | 123m² |
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
Energy Efficiency Advantage: With a C3 BER rating, this property offers favorable energy efficiency; annual energy costs are estimated to be around €1,200-€1,600, significantly lower than the €1,800-€2,200 typical for D-rated semi-detached homes of similar size, resulting in €600-€1,000 annual savings.
Details
- Well-Configured for Demand: This 120m² semi-detached property with 3 bedrooms and 2 bathrooms aligns perfectly with the median configuration of 3 beds and 2 baths for properties sold within a 5km radius, suggesting high market appeal and suitability for typical buyer needs in the area.
- Optimal Space Utilisation: The 120m² size for a 3-bedroom semi-detached home indicates efficient space planning, providing ample living areas without excessive heating or maintenance costs, making it an attractive proposition for families or those seeking comfortable living.
- Hypothesis: Given its desirable C3 BER and a configuration that mirrors local market demand, investing a modest €2,000-€4,000 in minor upgrades such as smart home technology or enhanced insulation could elevate the property's appeal and potentially add €5,000-€10,000 to its market value, further capitalising on its existing quality.
Amenities
Excellent Transport Connectivity: Athenry benefits from direct rail links via Athenry Train Station, providing convenient access to Galway City and Dublin, complemented by Bus Éireann services offering routes like the 20 (Galway-Dublin) for broader regional connectivity.
Details
- Comprehensive Local Lifestyle: The area offers a rich lifestyle with specific amenities including SuperValu Athenry and Aldi for shopping, the Athenry Heritage Centre and Athenry Castle for leisure, and local eateries such as The Old Barracks Café and The Fields, ensuring diverse options for residents.
- Family-Friendly Facilities: For families, Athenry provides strong educational foundations with schools like Athenry Boys' National School and Presentation College Athenry, alongside childcare options such as Cocoon Childcare Athenry, all within easy reach of the property.
- Hypothesis: Athenry's ongoing growth in residential development, supported by established transport infrastructure and a growing array of local amenities, will likely attract a steady influx of young families and commuters seeking value outside urban centres, driving sustained demand and property appreciation in Cluain Ri and similar estates.
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.