32 Coscorrig Crescent, Loughrea, Co. Galway, Loughrea, Co. Galway, H62 DX81
40 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 3 Bed · 1 Bath · 90m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €269,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 closed sales nearby · 13mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €269,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
40 verified closed sales within 3.0km · 24 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 4.6% year-on-year, based on the trailing 24-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
40
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±11%
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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 38 The Waterfront, Loughrea, Galway | 2025-05-21 | 133m² | |
| 14 The Waterfront, Loughrea, Galway, Galway | 2024-06-24 | 116m² |
Transactions within a 3.0km radius and 24-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 Upgrade Potential: Upgrading from an E1 BER to a D rating could cost approximately €3,000-€5,000 and potentially increase the property's value by €7,000-€10,000, representing a positive return on investment.
Space Efficiency: The 90m² size of this 3-bedroom, 1-bathroom end-of-terrace property aligns with typical configurations for its type, offering a reasonable balance of living space and manageable upkeep.
Value Optimization Opportunity: Given the E1 BER rating, investing in insulation and draft-proofing could reduce annual energy costs by an estimated €200-€300 compared to the current rating, and further improvements to reach a D rating could yield additional savings and market appeal.
Hypothesis: The current E1 BER rating, while below optimal, is common in the 100km radius where 100% of properties have unknown or similar BERs; however, as energy efficiency becomes a more prominent factor, properties in this range could see a divergence in value, with those undertaking targeted upgrades outperforming stagnant counterparts by 5-10% within two years.
Amenities
Transport Connectivity: While specific bus routes and train stations serving Loughrea are not detailed in the provided data, the property's location outside Dublin suggests reliance on local bus services and potentially regional bus Éireann routes connecting to larger hubs.
Local Services: Loughrea offers essential amenities such as supermarkets (e.g., Dunnes Stores), primary and secondary schools (e.g., St. Brigid's Primary School, Loughrea Vocational School), and healthcare facilities (e.g., Loughrea Primary Care Centre), contributing to convenience for residents.
Walkability and Green Space: The presence of local parks and walking routes within Loughrea town centre offers opportunities for recreation, with specific amenities like Loughrea Lake and the associated walking trail providing accessible outdoor activities for families and individuals.
Hypothesis: The lack of direct public transport links like Luas or DART in Loughrea, as indicated by the absence of these in the provided data, positions this property as more reliant on private transport, which is a key consideration for buyers prioritizing commute times to larger employment centers; however, this can be offset by a lower price point compared to properties with direct access to 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.