45 The Pottery, Weir Road, Tuam, Co. Galway, H54 P082
29 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 1 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 29 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
29 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €310,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 29 verified local sales · High confidence
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Price Distribution Analysis
29 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.3% 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
29
Transactions Analysed
Within 1.5km
11 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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Carrigweir, Tuam, Galway, Galway | 2025-09-11 | 103m² | |
| 82 Carrigweir, Weir Rd, Tuam, Galway | 2025-12-19 | 142m² |
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
Energy Efficiency Advantage: With a B BER rating, this property is positioned well for energy efficiency, likely incurring lower annual energy costs compared to older, lower-rated properties.
Size and Space: At 120m², the property offers a substantial living area for a 3-bedroom semi-detached home, providing ample space for a growing family or those requiring home office facilities.
Value Optimization Opportunity: Upgrading from a B BER rating to an A rating could potentially cost €6,000-€10,000, with estimated annual energy savings of €300-€500 compared to the current B rating, and a potential value increase of €10,000-€15,000.
Hypothesis: While a B BER rating is good, the proximity of other properties within 1km with a median price per sqm of €2,903 suggests that further energy efficiency upgrades to an A rating could unlock an additional 3-5% price premium, as buyers increasingly prioritise long-term running costs.
Amenities
Transport Connectivity: The property is located in Tuam, Co. Galway, which is served by local bus services connecting to Galway City and surrounding towns; specific route numbers would require local knowledge but connect to Galway city bus station.
Local Facilities: Tuam offers a range of amenities including supermarkets like Tesco and Aldi, primary and secondary schools such as Presentation College and St. Jarlath's College, and healthcare services including the Tuam Primary Care Centre.
Walkability and Services: The Pottery area in Tuam is generally considered walkable, with local shops, cafes, and recreational facilities such as Tuam Stadium and access to parks like the Palace Grounds within a reasonable distance.
Hypothesis: The absence of direct Luas or DART mentions for Tuam, Co. Galway, and the reliance on bus services to connect to larger transport hubs indicates that properties in this area are primarily valued for local convenience and regional connectivity rather than direct urban commuter links, which could limit the appeal for those commuting to major cities daily via public transport.
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.