30 Glenburren Park, Glenanail, Tuam Road, Co. Galway, H91 APF3
6 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 3 Bath · 111m² · Detached
Market Position
At the Upper End of Local Sales
At €450,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 9mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Glenburren Park, Tuam Rd, Galway, Galway | 2025-04-11 | 105m² | |
| 22 Monivea Rd, Mervue, Galway, Galway | 2025-03-13 | — |
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
Energy Efficient Home: With a C2 BER rating, this detached property offers notable energy efficiency, potentially resulting in annual energy costs of €1,000-€1,500, a saving of €500-€1,500 compared to a D-rated property of similar size.
Details
- Generous Space: At 111m² with 4 bedrooms and 3 bathrooms, this detached property offers significantly more space and amenities than the local median of 3 bedrooms and 2 bathrooms within the 5km radius, appealing to families seeking larger homes.
- Well-Configured Layout: The property's detached type, combined with its 4-bed, 3-bath configuration at 111m², represents an optimal family layout that is less common than the prevalent 3-bed, 2-bath median in the immediate area.
- Hypothesis: The property's superior size and bedroom/bathroom count relative to the local median suggests a premium placed on family-sized homes in the Galway market, indicating that properties offering more living space and amenities are likely to continue outperforming smaller units.
Amenities
Excellent Connectivity: Situated on Tuam Road, the property benefits from direct access to Bus Éireann routes such as the 407 and 403 into Galway City Centre, and is approximately 5km from Galway Ceannt Train Station.
Details
- Comprehensive Local Services: Proximity to key educational institutions like University of Galway and Atlantic Technological University (ATU Galway City), alongside retail hubs such as Terryland Retail Park and Dunnes Stores (Terryland), provides convenience for families and professionals.
- Enhanced Lifestyle: Residents can enjoy easy access to green spaces like Terryland Forest Park for recreation and benefit from the close proximity to University Hospital Galway and Merlin Park University Hospital for healthcare needs.
- Hypothesis: Ongoing strategic investment in infrastructure and services along the Tuam Road corridor, particularly with expansions of retail parks and potential future transport upgrades, will likely enhance the area's self-sufficiency and drive sustained demand for properties like this.
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.