28 Nuns Island, Galway, H91 AX7K
4 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 1 Bath · 122m² · House
Market Position
Significantly Above Local Sales
At €495,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 5mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 30% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€495,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Shantalla Rd Lower, Galway, Galway, Galway | 2025-09-18 | 170m² | |
| 6 Odonoghue Terrace, Woodquay, Galway, Galway | 2025-11-25 | 68.6m² |
Transactions within a 5.0km radius and 36-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 Improvement Opportunity: Upgrading the F BER rating to a C1 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €20,000-€30,000 and improving annual energy costs by approximately €900-€1,300 compared to its current rating.
Size Efficiency: With 122.0m², the property offers a reasonable size for its 4 bedrooms, though the single bathroom may be a constraint for a family of this size, impacting its utility and potential resale value.
Value Optimization: Given the F BER rating, a proactive investment of €10,000-€15,000 in insulation, heating, and window upgrades could yield an ROI of 100-200% through increased market appeal and sale price.
Hypothesis: The current F BER rating, significantly below the average for properties in Galway, suggests that a strategic investment in energy efficiency upgrades, potentially costing €10,000-€15,000, could unlock a significant uplift in market value and buyer demand, especially as energy costs continue to rise and environmental consciousness grows among property purchasers.
Amenities
Transport Hub: The property is well-served by multiple bus routes, including Galway City Bus routes 4, 5, 6, 7, 8, and 9, offering convenient access to the city centre and surrounding areas.
Educational Proximity: It is located within 1km of prominent educational institutions such as Coláiste Iognáid, St. Mary's College Galway, and NUI Galway, enhancing its appeal to families and students.
Urban Lifestyle: Residents have easy access to a vibrant selection of amenities including restaurants like Kai Restaurant and Ard Bia at Nimmos, cafes such as Jungle Cafe, and parks like proximité of the Galway City Museum and the Spanish Arch for leisure and recreation.
Hypothesis: The Nuns Island area's inherent walkability, coupled with the direct connectivity offered by numerous bus routes to key city hubs and the presence of established educational and cultural institutions, positions properties here as highly desirable for a demographic prioritizing urban convenience and a rich lifestyle, suggesting that future price appreciation will be strongly tied to the maintenance and enhancement of these hyperlocal amenities.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.