27 Cluain Riocard, Headford Road, Galway, Co. Galway, H91 P932
9 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 2 Bath · Apartment
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 9 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.
9 closed sales nearby · 12mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
Asking price aligns with the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±10%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 Cluain Riocaird, Headford Rd, Galway, Galway | 2025-06-20 | 72m² | |
| 14 An Lochan, Headford Rd, Galway, Galway | 2025-08-13 | 74m² |
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 Advantage: The B3 BER rating is better than the average BER rating in the wider market, suggesting potential annual energy cost savings of approximately €400-€800 compared to a D-rated property of similar size.
Details
- Spacious Apartment: At 120m², this apartment is larger than the median size for apartments in the local market, offering better value per square meter.
- Value Optimization: Given its B3 BER rating, investing €5,000-€9,000 in further insulation and window upgrades could potentially achieve a B1 or A3 rating, increasing its market value by an estimated €10,000-€15,000.
- Hypothesis: The disparity between the property's substantial size (120m²) and its single bathroom could represent a significant unmet market need for larger family units within the apartment segment, suggesting that a considered renovation to add a second bathroom could command a considerable uplift in sale price, potentially by 5-10% over its current market valuation.
Amenities
Transport Links: The Headford Road area is well-served by bus routes including Bus Éireann routes 416 and 417, providing connectivity to Galway city centre and surrounding areas.
Details
- Local Conveniences: Within proximity are the Headford Road Shopping Centre with Dunnes Stores, and several local pharmacies and clinics, offering convenient access to retail and healthcare.
- Educational Access: The property is situated near a number of schools including Scoil Naomh Eoin, Gaelscoil Mhic Amhlaigh, and Coláiste Iognáid (secondary school), catering to various educational needs.
- Hypothesis: The positioning on Headford Road, a key arterial route into Galway city, combined with recent and planned infrastructure upgrades (though not explicitly provided in data, implied by its designation as 'outside Dublin' in a context of Galway analysis), suggests that properties in this immediate vicinity are poised for future value appreciation driven by improved accessibility and enhanced city integration.
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.