43 rd Esker, Athenry, Co. Galway, H65 XV38
23 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 3 Bath · 104m² · Semi-D
Market Position
Below Typical Sale Prices
At €350,000, 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.
23 closed sales nearby · 7mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 size-adjusted median. 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
23
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±5%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 30 Ard Esker, Tuam Rd, Athenry, Galway | 2025-11-18 | 104m² | |
| 60 Garrai Glas, Tuam Rd, Athenry, Galway | 2025-07-17 | 112m² |
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 C3 Efficiency: This C3 BER rating suggests that upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while offering annual energy savings of €1,000-€1,400 compared to D-rated properties.
Details
- Adequate Living Space: The property offers 104m² of living space with 3 bedrooms and 3 bathrooms, which aligns with the median of 3 bedrooms and 2 bathrooms recorded within a 100km radius over the past 180 days, indicating a standard configuration.
- Value Optimization Opportunity: The asking price of €350,000 for this 104m² C3 rated semi-detached house is below the estimated value of €412,560, presenting an opportunity to invest in BER upgrades to further enhance its market appeal and long-term value.
- Hypothesis: While the current C3 BER rating is acceptable, investing in insulation and heating system upgrades to achieve a B2 rating would not only yield annual energy savings of €1,000-€1,400 but could also position the property to command a price premium of 5-7% in a market where a growing number of buyers are prioritizing energy efficiency, as evidenced by the increasing median sale prices for better-rated properties in the 10km radius.
Amenities
Regional Connectivity: While specific routes are not detailed, the location outside Dublin implies reliance on regional bus services, with Athenry likely serving as a hub for routes connecting to Galway city, a key regional transport center.
Details
- Local Infrastructure: Athenry town itself offers essential services including supermarkets, pharmacies, and primary and secondary schools, supporting a good quality of life for residents within the immediate vicinity.
- Walkability and Services: The property's location within Esker, Athenry suggests reasonable walkability to local shops and community facilities, making it convenient for daily errands and local engagements.
- Hypothesis: The lack of specific public transport routes within the provided data for Athenry, coupled with its 'Outside Dublin' designation, suggests that its value proposition leans more towards a rural or suburban lifestyle, and future infrastructure developments, particularly enhancements to the Galway to Athenry train line or improved bus services connecting to Galway city, could significantly boost property values by attracting a broader commuter base.
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.