2 Gorse Grove, Foxford, Co. Mayo, F26 KV06
10 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 2 Bath · 89m² · Semi-D
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 16mo 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 €195,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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
16 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| 2 Gorse Grove, Swinford Rd, Foxford, Mayo | 2026-01-23 | 89m² | |
| 9 Gorse Grove, Foxford, Mayo, Mayo | 2024-10-18 | — |
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
Good Energy Efficiency: With a C3 BER rating, this 89m² property is energy efficient, offering estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 for a D-rated property of similar size, potentially saving €200-€1,000 annually.
Optimal Configuration: The property's 3 bedrooms and 2 bathrooms align perfectly with the median bedroom and bathroom count for properties sold within a 5km radius over the past 180 days, reflecting a highly desirable layout for the local market.
Consistent Size: At 89m², this semi-detached house offers a practical size that is consistent with typical family homes in the area, avoiding the potentially higher running costs or maintenance of much larger properties.
Hypothesis: The property's C3 BER rating positions it favourably against a local market where BER information is largely 'unknown' (100% in all radii), suggesting it could attract buyers prioritising transparent energy efficiency and potentially command a premium over properties with undisclosed or lower ratings once more local data becomes available.
Amenities
Strategic Transport Links: Foxford benefits from Bus Éireann Route 440, offering connections to Ballina and Westport, alongside Foxford Train Station which provides railway access to the Dublin-Westport line.
Family-Centric Location: The area is well-equipped for families with Foxford National School and St. Joseph's Secondary School, complemented by local childcare services like Foxford Childcare Centre.
Local Lifestyle Convenience: Residents enjoy convenient access to SuperValu Foxford for groceries, healthcare at Foxford Health Centre, and leisure activities along the Foxford River Walk and at the Foxford Sports & Leisure Centre.
Hypothesis: The strategic blend of essential amenities and unique local attractions, such as the renowned Foxford Woollen Mills and its connection to the River Moy, likely contributes to a stable demand for properties, particularly attracting buyers seeking a blend of rural charm and practical access to services, buffering the property against wider market fluctuations.
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.