40 Blackfort Manor, Newport Road, Castlebar, Co. Mayo, F23 K636
19 homes sold nearby. See what they went for — and what to bid on this one.
€274,500 · 3 Bed · 2 Bath · 105m² · Semi-D
Market Position
Below Typical Sale Prices
At €274,500, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
19 closed sales nearby · 12mo 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 €274,500, 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 €13,725 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €274,500, 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.
€13,725
That's what overbidding by just 5% on a €274,500 home costs you — before interest.
A €39 check before a €274,500 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €274,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 19.3% year-on-year, based on the trailing 18-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
19
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 37 Blackfort Manor, Newport Rd, Castlebar, Mayo | 2024-12-02 | 104m² | |
| 39 Woodville, Newport Rd, Castlebar, Mayo | 2025-02-14 | 136.5m² |
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 Improvement Potential: Upgrading the D1 BER rating to a C2 could cost approximately €6,000-€9,000 and potentially increase the property's value by €9,000-€13,000.
Space Efficiency: With 105.0m² across 3 bedrooms and 2 bathrooms, the property offers a standard living space, equating to approximately 35m² per bedroom, which is typical for its type.
Value Optimization Opportunity: Investing €8,000-€12,000 in insulation, draft proofing, and a more efficient heating system could raise the BER to B2, increasing the property's market appeal and long-term value by an estimated €15,000-€20,000.
Hypothesis: Given the D1 BER rating, a significant portion of the observed price premium within the 1km radius (which has a higher median price per sqm) might be attributed to properties with superior energy efficiency ratings, indicating a clear financial incentive for BER upgrades.
Amenities
Transport Connectivity: Castlebar is served by Bus Éireann routes, providing connectivity to surrounding towns and cities; nearest train station is Castlebar Railway Station.
Local Services: The area offers access to essential amenities including supermarkets like Tesco and Dunnes Stores, along with healthcare facilities such as Mayo University Hospital and local pharmacies.
Recreational Access: Residents can benefit from lifestyle amenities like Lough Lannagh Park for outdoor activities and various local restaurants and cafes within Castlebar town centre.
Hypothesis: The lack of specific Luas or DART mentions for Castlebar suggests that its transport infrastructure relies heavily on bus services and private transport, making properties with good proximity to major bus routes and the train station more valuable for commuters.
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.