40 Cul Gharrai, Rahoon, Co. Galway, H91 582K
32 homes sold nearby. See what they went for — and what to bid on this one.
€585,000 · 4 Bed · 3 Bath · 153m² · Semi-D
Market Position
Priced Within Local Sold Range
At €585,000, this home is priced within the typical range of 32 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
32 closed sales nearby · 11mo 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 €585,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €585,000, 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.
€29,250
That's what overbidding by just 5% on a €585,000 home costs you — before interest.
A €19 check before a €585,000 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 32 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
32 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.5% year-on-year, based on the trailing 18-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
32
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±10%
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 · 32 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Cnoc An Oir, Leitriss Circular Rd, Galway, Galway | 2025-03-11 | 101.6m² | |
| 60 Cnoc An Oir, Letteragh Rd, Galway, Galway | 2025-07-02 | 122.5m² |
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
Superior Energy Efficiency: The A2 BER rating suggests annual energy costs of approximately €800-€1,200, which is significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size in the area.
Ample Living Space: At 153m², this property offers generous living space, aligning well with the typical needs of a 4-bedroom family home in the region.
Value Optimization: While no immediate upgrades are essential due to the A2 BER, investing in aesthetic enhancements could unlock an additional 5-7% in value, given the strong local demand for well-presented homes.
Hypothesis: The substantial difference in energy costs between an A2 BER and a hypothetical D-rated property of 153m² (estimated saving of €1,000-€1,400 annually) means that the initial investment in achieving this high BER rating is recouped within 7-10 years, making it a key long-term value driver for discerning buyers.
Amenities
Connected Commuter Hub: While specific bus routes are not listed, Rahoon is known to be served by multiple bus routes connecting to Galway city centre, offering viable public transport options.
Convenient Local Services: The area is typically well-served by local shops, supermarkets like Dunnes Stores, and essential services within a short driving or cycling distance.
Family and Educational Focus: Rahoon benefits from proximity to several primary and secondary schools, including Gaelscoil Mhic Amhlaigh and Coláiste na Coiribe, making it attractive for families.
Hypothesis: The presence of a high number of nearby properties (829 within 1km) combined with a strong demand indicated by sales volume suggests that the amenities in Rahoon are a significant draw, facilitating a high level of walkability and easy access to essential services that are highly valued by residents.
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.