47 Abbey Street, Ballina, Co. Mayo, F26 Y3C1
16 homes sold nearby. See what they went for — and what to bid on this one.
€125,000 · 2 Bed · 1 Bath · 79m² · Terrace
Market Position
Below Typical Sale Prices
At €125,000, 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.
16 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 €125,000, 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 €6,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €125,000, 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.
€6,250
That's what overbidding by just 5% on a €125,000 home costs you — before interest.
A €19 check before a €125,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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
16
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 The Brook, Ballina, Co Mayo, Mayo | 2025-09-12 | 113m² | |
| 8 Ridgepool Village, Ballina, Co Mayo, Mayo | 2025-06-16 | — |
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 an E1 BER rating, significant investment in upgrades is likely needed, potentially costing €8,000-€12,000 to reach a B2 rating, which could increase property value by €15,000-€20,000.
Renovation Potential: The property's E1 BER rating suggests current annual energy costs could be around €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, representing annual savings of €1,000-€1,000 if upgraded.
Size Efficiency: The 79m² size is comparable to the median of 3 bedrooms and 2 bathrooms found in the 10km radius, suggesting a standard configuration for the area, though a second bathroom would enhance its appeal.
Hypothesis: The E1 BER rating presents a substantial opportunity for value creation; by investing in insulation, heating system upgrades, and potentially solar panels, a buyer could not only reduce ongoing energy costs by an estimated €1,000 annually but also significantly boost the property's resale value, capitalizing on the €15,000-€20,000 uplift potential per €8,000-€12,000 investment.
Amenities
Transport Connectivity: Ballina is served by Bus Éireann routes providing regional connectivity, and the nearest train station is Ballina Railway Station, offering services to Dublin Heuston.
Local Services: The area benefits from a range of amenities including Scoil Naomh Mhuire primary school and Ballina District Hospital, providing essential services within a reasonable proximity.
Shopping and Retail: Local shopping options include national supermarkets like Tesco and Aldi, as well as a variety of independent retailers in the town centre.
Hypothesis: While Ballina offers essential services and regional transport links, the absence of urban rapid transit (Luas/DART) and the reliance on bus services and a single train station suggest that its appeal to daily commuters to major urban centres like Dublin is limited, impacting its long-term capital appreciation potential compared to properties with direct access to such transit networks.
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.