48 Doire Gheal, Clybaun Road, Knocknacarra, Galway, H91 A9KV
46 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 3 Bath · 91m² · Semi-D
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
46 closed sales nearby · 9mo 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €25 check before a €445,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
46 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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.
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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 4.8% 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
46
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±14%
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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Clybaun Court, Clybaun Rd Lower, Galway, Galway | 2025-08-29 | 111m² | |
| 5 Clybaun Court, Clybaun Rd, Galway, Galway | 2024-12-21 | 112.1m² |
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
Efficient BER Rating: With a C BER rating, this property offers good energy efficiency, potentially resulting in annual energy costs around €1,400-€1,800, which is an estimated €400-€800 less than a typical D-rated property of similar size.
Desirable Configuration: The property's 3 bedrooms and 3 bathrooms exceed the median of 2 bathrooms for properties in the 5km radius, making it particularly appealing to families and enhancing its value proposition.
Optimal Size for Type: At 91m², this semi-detached property offers a practical and efficient layout for a 3-bedroom family home, aligning well with the typical demand for medium-sized houses in the Knocknacarra area.
Hypothesis: Investing in minor cosmetic upgrades and potentially a small extension could significantly elevate this C-rated property's appeal and value, pushing it beyond the P75 price bracket in a market where buyers are increasingly valuing move-in ready homes with enhanced living space.
Amenities
Excellent Transport Links: The property on Clybaun Road benefits from immediate access to several Galway City Bus routes (e.g., 401, 402, 404, 405), providing convenient public transport connections throughout Galway city.
Family-Centric Location: Proximity to highly-regarded educational facilities like Knocknacarra National School and Gaelscoil Mhic Amhlaigh, along with various local childcare options such as Apple Tree Montessori, makes this an ideal area for families.
Comprehensive Local Services: Residents have easy access to essential amenities including Knocknacarra Shopping Centre (Dunnes Stores), Gateway Shopping Park, and healthcare services at Knocknacarra Primary Care Centre and University Hospital Galway (approx. 5km).
Hypothesis: The continuous development of local infrastructure and expansion of retail and leisure facilities within Knocknacarra, especially around the Clybaun Road area, will further enhance walkability and lifestyle appeal, cementing the long-term desirability and investment potential of properties like this semi-detached home.
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.