29 Grattan Crescent, Grattan Park, Claremorris, Co. Mayo, F12 A6P2
14 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 2 Bath · 111m² · Semi-D
Market Position
Priced Above Local Sales
At €275,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
14 closed sales nearby · 9mo 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 €275,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
14
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±8%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Grattan Ave, Grattan Park, Claremorris, Mayo | 2025-04-16 | 103m² | |
| 2 Grattan Ave, Grattan Park, Claremorris, Mayo | 2025-01-31 | 102.9m² |
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 C1 Upgrade Potential: While currently a C1 BER, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €800-€1,200 compared to a D-rated property.
Generous Size for Type: With 111.0m² of living space, this 3-bedroom semi-detached property offers a comfortable size that aligns well with the typical offerings in its category, potentially appealing to families.
Value Optimization Opportunity: Given the 111.0m² size and 2 bathrooms, the asking price suggests a per-square-meter value of approximately €2,477, which, while reasonable, could be optimized through BER improvements and modernised finishes.
Hypothesis: Investing in a BER upgrade to a B-rating could unlock a 7-10% uplift in market value for this property, considering that the average BER for sold properties within a 10km radius over the last 180 days was unknown, indicating a potential market advantage for energy-efficient homes.
Amenities
Regional Connectivity: Claremorris Train Station, serving multiple intercity routes, is approximately 1.5km away, providing strong regional transport links.
Local Services Access: The property is within a 2km radius of primary schools like Scoil Mhuire and secondary schools such as St. Colmcille's Community School, along with the HSE Primary Care Centre.
Shopping Convenience: Supervalu and Aldi are located within a 1km radius, offering convenient access to daily shopping needs.
Hypothesis: The development of enhanced pedestrian and cycling infrastructure connecting Grattan Park to Claremorris town centre, currently a 20-minute walk, could significantly boost local property values by an estimated 5-10% through improved walkability and access to 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.