24 Sycamore Drive, Highfield, Galway City Centre, H91 VYN1
40 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €460,000, 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.
40 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 €460,000, 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 €23,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €460,000, 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.
€23,000
That's what overbidding by just 5% on a €460,000 home costs you — before interest.
A €19 check before a €460,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €460,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 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 decreased 4.2% 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
40
Transactions Analysed
Within 1.5km
11 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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Beechmount Rd, Highfield Park, Galway, Galway | 2025-07-25 | 130m² | |
| 20 Cedarwood Close Park, Highfield, Galway, Galway | 2026-01-30 | 88m² |
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 an E1 BER rating, upgrading this 120m² semi-detached property to a more efficient B2 rating would likely cost €15,000-€25,000 but could increase its market value by €20,000-€40,000, representing a significant return on investment.
Details
- Energy Cost Savings: Improving the E1 BER to a B2 rating could reduce annual energy costs from an estimated €2,200-€2,800 to €800-€1,200, saving the new owners approximately €1,000-€2,000 annually and improving long-term affordability.
- Spacious Living: At 120m² with 4 bedrooms and 2 bathrooms, this semi-detached home offers a spacious configuration that is considered 'Large' for the area, exceeding the median 3-bedroom setup found in the 5km radius, catering well to families seeking ample living space.
- Hypothesis: Given the current E1 BER rating, strategic investment in sustainable energy solutions, such as external insulation and a heat pump, will not only dramatically reduce utility bills but also significantly enhance the property's attractiveness to environmentally conscious buyers, commanding a substantial premium over non-upgraded comparable homes in the next 12-24 months.
Amenities
Exceptional Connectivity: The property's location in Highfield, Galway City Centre, offers excellent transport links, with numerous Bus Éireann routes (e.g., 402, 404, 409 serving nearby Newcastle Road and University Road) providing direct access to the city centre and surrounding areas, complemented by Galway Ceannt Station for regional train travel.
Details
- Education and Healthcare Hub: Nestled within a prime educational and healthcare hub, residents benefit from immediate proximity to National University of Ireland Galway (NUIG) and University Hospital Galway (UHG), along with easy access to schools like Salerno Secondary School and local pharmacies.
- Vibrant Lifestyle: Highfield residents enjoy a rich array of lifestyle amenities, including popular shopping destinations like Galway Shopping Centre and Eyre Square Centre, diverse dining options in the city centre, and access to recreational green spaces such as Terryland Forest Park and scenic walks along the Corrib River.
- Hypothesis: The continuous development and expansion of healthcare and educational institutions in Galway, coupled with the ongoing investment in public transport infrastructure like new bus corridors, will solidify Highfield's appeal as a highly desirable residential area, driving sustained demand and property value appreciation for well-located homes like 24 Sycamore Drive in the long term.
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.