21 Gleann Rua, Renmore, Co. Galway, H91 VC5F
27 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €390,000, this home is priced within the typical range of 27 recent closed sales nearby. There's room to negotiate — seller leverage is 4.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
27 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 €390,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 11.4% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Gleann Rua, Renmore, Galway, Galway | 2025-08-06 | 122.7m² | |
| 6 Murrough Pk, Glenoren, Galway, Galway | 2025-12-05 | 176m² |
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 Investment Opportunity: With a C2 BER rating, potential buyers could invest approximately €8,000-€12,000 in upgrades to improve energy efficiency to a B2 rating, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by an estimated €700-€1,000 compared to its current rating.
Space Efficiency: The 120m² size across 4 bedrooms and 3 bathrooms is a well-proportioned configuration, offering good utility for families and potentially commanding higher resale values than smaller properties with fewer amenities in the area.
Value Optimization: The €390,000 asking price, combined with the C2 BER and 120m² size, presents an opportunity for value optimization through targeted renovations, especially if local comparable sales show a premium for improved energy efficiency and modern finishes.
Hypothesis: Given the C2 BER, there is a strong argument for landlords or long-term owner-occupiers to focus on improving insulation and heating systems to achieve a B1 or A3 rating, as this would not only attract a wider tenant or buyer pool but could also reduce utility bills by €800-€1,400 annually, outperforming the initial investment within 7-10 years.
Amenities
Transport Hub: Renmore is well-connected, served by Bus Éireann routes 401 and 402 connecting to Galway City Centre and surrounding areas, and is approximately a 10-15 minute drive to Galway train station.
Educational Proximity: The area benefits from proximity to several schools, including Merlinwood National School (approx. 0.5km), Scoil Naomh Iosef (approx. 1km), and Presentation College Athenry (approx. 4km), along with the proximity to NUI Galway.
Healthcare Access: Residents have convenient access to healthcare services, with University Hospital Galway (approx. 3km) and local clinics and pharmacies readily available within a short drive or bus ride.
Hypothesis: The strong amenity offering, particularly the direct bus routes to the city centre and proximity to educational institutions, suggests that properties in Renmore command a consistent rental yield of 4-5% and benefit from sustained demand due to their appeal to students and young families commuting to city-centre jobs.
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.