23 Cill Ard, Bohermore, Galway City, Galway, H91 K751
58 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 1 Bath · 56m² · Apartment
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 58 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
58 closed sales nearby · 11mo 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 58 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
58 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 3.2% 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
58
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±13%
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 · 58 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 66 Cill Ard, Bohermore, Galway, Galway | 2025-04-17 | 82m² | |
| 29 Larnach, Bohermore, Galway, Galway | 2025-03-06 | 67m² |
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
Significant BER Upgrade Opportunity: With an E1 BER rating, upgrading to a B2 would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing annual energy costs.
Details
- Compact Living Space: The 56m² size of this 2-bedroom apartment is on the smaller side compared to the 100km median of 3 bedrooms and 2 bathrooms, suggesting efficient but potentially less spacious living.
- Value Optimization Potential: Given the E1 BER, investing in insulation and energy-efficient upgrades could unlock significant savings, estimated at €1,000-€1,400 annually compared to similar D-rated properties, enhancing long-term value.
- Hypothesis: The prevalence of an E1 BER rating for this property, when compared to the broader market where BER information is unknown (100%), highlights a potential market inefficiency where properties with poor energy ratings might be undervalued due to the upfront cost of upgrades, presenting an opportunity for buyers willing to invest in energy efficiency.
Amenities
Excellent Transport Connectivity: This property is well-served by public transport, with multiple Galway City bus routes likely operating nearby to facilitate commutes within and beyond the city.
Details
- Convenient Local Amenities: The Bohermore area offers proximity to essential services, likely including local supermarkets, pharmacies, and potentially primary schools within a short walk.
- Walkable Urban Environment: Being situated in Bohermore, Galway City, suggests a high degree of walkability, allowing residents to access local shops, cafes, and services on foot, enhancing daily convenience.
- Hypothesis: The specific location in Bohermore, Galway City, known for its established urban fabric and proximity to the city centre, suggests that while major transport hubs like train stations might require a short bus journey, the immediate area offers a strong balance of local convenience and pedestrian access that appeals to a segment of the market prioritizing urban living over car dependency.
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.