24 lissadyra, ballygaddy road, tuam, co. galway, h54 e124
29 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €320,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
29 closed sales nearby · 10mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €320,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 increased 18% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
29
Transactions Analysed
Within 1.5km
10 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 75 Lissadyra Est, Ballingaddy Rd, Tuam, Galway | 2025-03-10 | 116.6m² | |
| 68 Lissadyra, Ballygaddy Rd, Tuam, Galway | 2025-10-09 | 116m² |
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 Upgrade Opportunity: With a D2 BER rating, upgrading this 120m² property to a B2 rating could cost an estimated €8,000-€12,000, offering a smart investment to enhance comfort and reduce future energy bills.
Details
- Value Enhancement Potential: Investing in BER improvements from D2 to B2 could significantly increase the property's market value by €15,000-€20,000, generating a positive return on energy efficiency upgrades.
- Energy Cost Savings: Currently, a D2 BER property of this size likely incurs annual energy costs of €1,800-€2,200; an upgrade to a B2 rating could reduce these costs to €800-€1,200 annually, saving €1,000-€1,400 per year.
- Hypothesis: While the D2 BER rating indicates immediate upgrade costs, the property's generous 120m² size and 4-bedroom configuration, aligning with the local median for larger homes, makes it an attractive target for buyers looking to customize and optimize energy performance for long-term value and reduced living expenses.
Amenities
Commuter Connectivity: Tuam offers convenient bus connectivity with Bus Éireann routes such as Route 404 linking to Galway City, Route 428 to Claremorris, and Route 431 to Ballinrobe, providing key regional transport links.
Details
- Comprehensive Local Services: The property benefits from access to essential amenities including multiple primary schools (e.g., Mercy Primary School, Scoil Phadraig), secondary schools (e.g., St Jarlath's College, Presentation College Tuam), and local supermarkets such as SuperValu Tuam, Aldi, and Lidl.
- Community & Lifestyle Access: Residents can enjoy a variety of lifestyle amenities including the Palace Grounds Park, Tuam Golf Club, Tuam Fitness Centre, and local dining options like Supermac's, enhancing quality of life within walking or short driving distance.
- Hypothesis: Tuam's ongoing development as a self-sufficient regional hub, coupled with its strategic road links and diverse range of local amenities, positions properties like 24 Lissadyra to benefit from sustained demand from families and individuals seeking a balanced lifestyle outside major urban centers.
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.