29 Cois Na Habhainn, Abbeyknockmoy, Co. Galway, H54 PX03
16 homes sold nearby. See what they went for — and what to bid on this one.
€430,000 · 5 Bed · 4 Bath · 205m² · Detached
Market Position
Priced Within Local Sold Range
At €430,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 6.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 23mo 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 €430,000, 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 €21,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €430,000, 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.
€21,500
That's what overbidding by just 5% on a €430,000 home costs you — before interest.
A €19 check before a €430,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 sits marginally below the median of comparable sales. 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
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±10%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 The Granary, Abbeyknockmoy, Tuam, Galway | 2023-10-05 | 133m² | |
| 18 The Granary, Abbeyknockmoy, Galway, Galway | 2023-10-20 | 195m² |
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 Efficiency: The C1 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Space Utilization: With 205m² of space and 5 bedrooms, this property offers substantial living area, which is generally desirable for families and aligns well with the higher end of the property market in non-urban areas.
Value Optimization: Focusing on BER improvements from C1 to B2 offers a concrete path to enhance property value and reduce ongoing running costs, estimated at saving €800-€1,200 annually compared to D-rated properties of similar size.
Hypothesis: The C1 BER rating, while not poor, presents a significant opportunity for value enhancement. By investing in targeted energy efficiency upgrades, such as improved insulation and heating system optimisation, the property could achieve a B-rated BER, which would not only reduce annual energy bills by an estimated €800-€1,200 but also position it more competitively against newer builds and potentially unlock an additional 5-7% in market value.
Amenities
Transport Connectivity: Access to public transport in Abbeyknockmoy is limited, with no specific bus routes or train stations listed as directly serving the immediate area, likely requiring travel to nearby towns like Tuam for regional bus services.
Local Services: While specific local amenities for Abbeyknockmoy are not detailed, the property's location outside of a major urban center suggests a reliance on nearby larger towns such as Tuam for extensive shopping, healthcare, and educational facilities.
Lifestyle Facilities: The property's rural setting implies a focus on countryside living, with potential for local walking routes and green spaces, but major lifestyle amenities like cinemas, extensive retail parks, or dedicated sports facilities would be found in larger surrounding towns.
Hypothesis: The limited direct public transport links from Abbeyknockmoy to major hubs like Galway city suggests that a car is essential for residents, which may appeal to a specific buyer demographic seeking tranquility but could limit appeal to those prioritizing daily public transport commutes, potentially impacting resale value for buyers reliant on such services.
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.