41 The Hawthorns, Killala Road, Ballina, Co. Mayo, F26 Y8N2
9 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · 109m² · Semi-D
Market Position
Below Typical Sale Prices
At €250,000, 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.
9 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 median of comparable sales, 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
Statistical Confidence · High
9
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±19%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 71 Castlefield Manor, Ballina, Co Mayo, Mayo | 2025-10-10 | 90m² | |
| 31 Olde Mill Stone, Killala Rd, Ballina, Mayo | 2025-10-14 | — |
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
Moderate Energy Efficiency: The C3 BER rating indicates moderate energy efficiency, with potential for improvement; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €10,000-€15,000.
Space Standard: At 109m², the property offers a standard size for a 3-bedroom semi-detached home in many Irish markets, aligning with typical family needs.
Value Optimization: While not a new build, the BER C3 suggests some level of insulation and modern systems are present, making it a viable candidate for targeted energy upgrades to enhance its market appeal and long-term running costs.
Hypothesis: The C3 BER rating, while not top-tier, presents an opportunity for value-add. Investing in the recommended energy efficiency upgrades could position this property to command a premium comparable to higher BER rated properties in Ballina, potentially closing the gap with the €271,000 median sale price for similar types within 1km.
Amenities
Regional Transport Access: While specific local routes are not provided, Ballina, Co. Mayo, has national road access via the N26 and is served by Bus Éireann routes connecting to other towns and cities, along with the Ballina railway station for rail connectivity.
Local Services: Ballina town centre offers a range of amenities including Scoil Mhuire primary school, St. Muredach's College secondary school, the Mayo Roscommon Hospice Foundation, and a variety of retail outlets such as Dunnes Stores and local pharmacies, providing essential services within reasonable proximity.
Recreational Options: Residents can access local parks and recreational facilities, including the Belleek Park and the River Moy for fishing and walking, contributing to a balanced lifestyle.
Hypothesis: The lack of specific granular amenity data (e.g., direct bus numbers, distances to specific shops) in the raw data makes it challenging to precisely quantify the amenity premium. However, the presence of Ballina town's established infrastructure suggests that properties in this area are likely to benefit from a baseline level of convenience that supports property values.
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.