219 Maolchnoc, Ballymoneen Road, Knocknacarra, Galway, H91 365V
7 homes sold nearby. See what they went for — and what to bid on this one.
€534,950 · 4 Bed · 3 Bath · 133m² · Terrace
Market Position
At the Upper End of Local Sales
At €534,950, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 11mo recency · Moderate 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 €534,950, 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 €26,748 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €534,950, 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.
€26,748
That's what overbidding by just 5% on a €534,950 home costs you — before interest.
A €19 check before a €534,950 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 28% 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
€534,950
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 111 Sli Gheal, Ballymoneen Rd, Galway, Galway | 2025-05-13 | 131m² | |
| 77 Sli Gheal, Ballymoneen Rd, Knocknacarra, Galway | 2025-09-01 | 130m² |
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 Savings: With an A2 BER rating, annual energy costs for this 133m² property are estimated to be €800-€1,200, compared to €1,800-€2,400 for a D-rated property of similar size, offering annual savings of €1,000-€1,200.
Spacious Family Living: The 133m² size with 4 bedrooms and 3 bathrooms provides ample living space, exceeding the average size of properties sold in the wider 10km radius (median sale price €398,000), appealing to larger families.
Modern Comforts: The combination of 3 bathrooms and an A2 BER rating suggests a modern, well-maintained property likely incorporating contemporary fixtures and fittings, potentially requiring minimal immediate investment.
Hypothesis: Given the A2 BER rating, investing in minor internal upgrades, such as enhancing smart home technology or improving kitchen/bathroom finishes, could further elevate the property's premium positioning within Knocknacarra, potentially adding €10,000-€15,000 in value for an investment of €5,000-€8,000.
Amenities
Transport Connectivity: While specific routes are not detailed, Ballymoneen Road in Knocknacarra is typically well-served by local bus services connecting to Galway city centre, providing crucial public transport access.
Educational Hub: Knocknacarra boasts a strong educational infrastructure with numerous primary and secondary schools, including St. John the Apostle National School and Salerno Secondary School, making it highly attractive for families.
Local Retail and Parks: The area offers convenient access to essential amenities such as the Gateway Shopping Centre and local parks like Cappagh Park, providing residents with shopping, recreation, and green spaces within easy reach.
Hypothesis: The established residential nature of Knocknacarra, with its high density of family homes and proximity to essential services, suggests that the existing infrastructure, including the likely presence of multiple bus routes and local retail, supports a stable property value, with future appreciation potentially linked to any planned public transport enhancements or green space developments.
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.