40 Castlepark, Ballybane, Co. Galway, H91 FYT0
18 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 1 Bath · 81m² · Terrace
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±9%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Ballybane Cottages, Monivea Road, Galway, Galway | 2026-01-09 | 100m² | |
| 17 Mchugh Ave, Mervue, Galway, Galway | 2025-09-17 | — |
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 Rating Impact: With a D1 BER rating, significant investment in energy efficiency upgrades to a B2 rating could cost between €8,000 and €12,000 but potentially increase the property value by €15,000 to €20,000.
Size Efficiency: At 81m², the property offers a functional 3-bedroom, 1-bathroom layout, which is standard for its size but may be less appealing to families seeking additional bathrooms.
Value Optimization: While the asking price is attractive, the D1 BER rating will likely result in higher annual energy costs, estimated to be between €1,800 and €2,200, compared to €800-€1,200 for a B-rated property of similar size.
Hypothesis: The D1 BER rating presents a tangible opportunity for value enhancement; a buyer who invests in a full energy efficiency overhaul could recoup their costs through increased resale value and lower utility bills, transforming a functional property into a highly desirable asset.
Amenities
Transport Connectivity: The area is served by Dublin Bus routes 25, 66, and 67, providing direct access to Galway city centre and surrounding areas.
Educational Facilities: Proximity to Scoil Iognáid, Coláiste Iognáid, and the proximity of the Galway Mayo Institute of Technology (GMIT) offers strong educational options for residents.
Healthcare Access: UHG Hospital and the Bon Secours Hospital are located within a short driving distance, ensuring excellent access to medical services.
Hypothesis: The strategic positioning of Ballybane, with its access to major arterial routes and proximity to both educational institutions and healthcare facilities, positions it as a strong contender for first-time buyers and families seeking value while remaining connected to urban amenities.
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.