22 Coole Haven, Crow Street, Gort, Co. Galway, H91 YY64
7 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 3 Bed · 2 Bath · 94m² · Duplex
Market Position
Priced Within Local Sold Range
At €210,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 14mo 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 €210,000, 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 €10,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €210,000, 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.
€10,500
That's what overbidding by just 5% on a €210,000 home costs you — before interest.
A €19 check before a €210,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €210,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 sits marginally below the size-adjusted median. 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 · Moderate
7
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| Apt 20 Coole Haven, Crowe St, Gort, Galway | 2025-05-16 | 60m² | |
| 25 Coole Haven, Crowe St, Gort, Galway | 2024-11-01 | 62m² |
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 Rating Impact: The C2 BER rating suggests a moderate level of energy efficiency, with annual energy costs estimated to be between €1,400-€1,800, compared to €1,000-€1,200 for B-rated properties of similar size.
Details
- Size Efficiency: With 94.0m², this duplex offers a good usable space relative to its 3-bedroom configuration, fitting within the median of 3 bedrooms found in the wider market data.
- Value Optimization Opportunity: Upgrading from a C2 BER to a B2 rating could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, representing a profitable investment.
- Hypothesis: The current C2 BER rating, while adequate, represents a tangible opportunity for value enhancement. Investing in targeted energy efficiency upgrades could not only reduce ongoing running costs but also provide a direct uplift in capital value, making the property more attractive in a market where energy performance is increasingly a deciding factor for buyers.
Amenities
Transport Connectivity: Gort town is served by Bus Éireann routes 51, 51C, and 52, providing regional connectivity, with the nearest train station being Gort Railway Station (approx. 1km away) on the Dublin-Galway line.
Details
- Local Lifestyle Hub: The immediate area benefits from local amenities including primary schools like St. Columba's National School, SuperValu supermarket, and various local shops and cafes within walking distance.
- Healthcare Access: Residents have access to Gort Primary Care Centre and local pharmacies, with University Hospital Galway approximately 45 minutes drive away for more comprehensive medical services.
- Hypothesis: The strategic positioning of Gort as a regional hub, combined with its existing infrastructure and its role as a key stop on the Dublin-Galway transport corridor, suggests that future infrastructure developments or an increase in commuter demand could positively impact property values in the area, particularly for properties with good access to public transport and essential services.
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.