39 Bealach Na Gaoithe, Tuam, Co. Galway, H54 AT86
6 homes sold nearby. See what they went for — and what to bid on this one.
€215,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Priced Above Local Sales
At €215,000, 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.
6 closed sales nearby · 7mo 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 €215,000, 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 €10,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €215,000, 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.
€10,750
That's what overbidding by just 5% on a €215,000 home costs you — before interest.
A €25 check before a €215,000 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
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
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 3.0km
7 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 |
|---|---|---|---|
| 9 Cedar Lodge, The Birches, Galway Rd, Galway | 2025-10-09 | 70m² | |
| 131 Carrigweir, Weir Road, Tuam, Galway | 2024-11-07 | 78m² |
Transactions within a 3.0km 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 Upgrade Potential: With a BER D rating, upgrading this 120m² apartment to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and offering substantial returns.
Energy Cost Savings: Improving the BER from D to B2 would reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 for a property of this size, saving buyers €1,000-€1,400 annually.
Generous Living Space: At 120m² for two bedrooms, this apartment offers exceptionally generous living space, categorised as 'Large', providing superior comfort and flexibility compared to standard two-bedroom units in the market.
Hypothesis: The combination of a large footprint for a two-bedroom apartment and its current D BER rating creates a unique opportunity for buyers to invest strategically in energy efficiency upgrades, unlocking significant equity and achieving premium energy performance often associated with new builds, thus maximizing long-term value.
Amenities
Key Transport Access: Tuam is well-served by Bus Éireann routes 20, 437, and 438, connecting residents directly to Galway City and further afield, with Athenry Train Station approximately 20km away offering rail links.
Comprehensive Local Services: The area provides excellent educational facilities including Mercy Convent Primary School and St. Jarlath's College, alongside essential healthcare at Tuam Primary Care Centre and multiple pharmacies like Burns Pharmacy.
Diverse Lifestyle & Retail: Residents benefit from convenient shopping at SuperValu, Aldi, Lidl, and Tesco, complemented by lifestyle amenities such as the Palace Grounds Park and Tuam Leisure Centre for recreation and fitness.
Hypothesis: Tuam's ongoing development, particularly in infrastructure and local services, combined with its strong community focus, suggests that properties like this apartment will increasingly attract families and commuters seeking a balanced lifestyle outside major cities, driving sustained demand and appreciation for well-located homes.
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.