4 Leacach Ard, Danesfort Road, Loughrea, Co. Galway, H62 X858
25 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 5 Bed · 4 Bath · 200m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €545,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
25 closed sales nearby · 15mo 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 €545,000, 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 €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 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 is positioned above the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 2% year-on-year, based on the trailing 24-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
25
Transactions Analysed
Within 3.0km
15 months
Data Freshness
Most recent sale age
±6%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Droim Na Cille, Loughrea, Co Galway, Galway | 2024-05-31 | 115m² | |
| 9 Danesfort Dr, Loughrea, Galway, Galway | 2025-01-09 | 111.5m² |
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
Exceptional BER Rating: The A2 BER rating indicates very low annual energy costs, estimated to be €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size, saving €1,000-€1,400 annually.
Spacious Configuration: With 200m² across 5 bedrooms and 4 bathrooms, this property offers ample space, exceeding typical family needs and providing potential for home offices or guest accommodations.
Modern Efficiency Investment: The A2 BER rating represents a significant upfront investment in energy efficiency, likely exceeding €20,000-€30,000 if achieved through upgrades, indicating a focus on long-term cost savings and environmental performance.
Hypothesis: Given the high-spec A2 BER rating, the market may not fully price in the long-term savings; savvy buyers could leverage this by focusing on the €503,535 estimated value and negotiating down from the €545,000 asking price, treating the BER as a significant but not fully valued feature.
Amenities
Limited Public Transport: The area is not directly served by Luas or DART lines; closest options would require significant travel to towns like Galway City or Limerick, impacting commuter convenience.
Local Educational Focus: Proximity to St. Joseph's Secondary School and Loughrea Primary School suggests a family-oriented community, potentially enhancing long-term desirability for families.
Healthcare Access: Loughrea town centre provides access to local pharmacies and GP services, ensuring basic healthcare needs are met within a reasonable distance.
Hypothesis: While not directly on major public transport arteries, the presence of key services like schools and local shops in Loughrea town, combined with the property's substantial size and high BER rating, could appeal to buyers prioritizing space and quality of life outside of major urban hubs, provided they have private transport.
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.