52 Maigh Riocaird, Headford Road, Galway
5 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 3 Bed · 3 Bath · 96m² · House
Market Position
Priced Within Local Sold Range
At €390,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 6.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 9mo recency · Low 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 €390,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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 · Low
5
Transactions Analysed
Within 5.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 101 Rahylin Gleebe, Ballybane, Galway, Galway | 2026-01-27 | 90m² | |
| 6 Odonoghue Terrace, Woodquay, Galway, Galway | 2025-11-25 | 68.6m² |
Transactions within a 5.0km radius and 36-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 Investment: Upgrading from the current C3 BER rating to a B2 could cost an estimated €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000, presenting a sound investment for improved energy efficiency and market appeal.
Space Efficiency: At 96.0m², this 3-bedroom, 3-bathroom house offers a balanced layout, with a bathroom count that is 50% higher than the typical 2-bathroom configuration for a 3-bed home in many areas, enhancing its functionality.
Value Optimization: The property's estimated value of €414,564.03 is higher than its asking price of €390,000, suggesting potential for value uplift through negotiation or strategic minor improvements.
Hypothesis: Given the C3 BER rating, a focused investment in upgrading insulation and heating systems could position this property to achieve a B1 or B2 rating, aligning it with the energy performance of newer builds and potentially unlocking a further €15,000-€20,000 in market value and attracting environmentally conscious buyers.
Amenities
Transport Connectivity: While specific routes aren't listed for Headford Road, Galway, properties in this general urban vicinity typically benefit from frequent bus services connecting to Galway City Centre, which serves as a hub for national bus routes and the nearby Galway train station for onward travel.
Educational Facilities: The Headford Road area is well-served by a range of educational institutions, including nearby primary schools like Scoil Éinde and secondary schools such as Coláiste Éinde and Mercy College, providing comprehensive schooling options.
Healthcare Access: Residents are within reasonable proximity to key healthcare facilities, including University Hospital Galway and a number of local GP clinics and pharmacies, ensuring convenient access to medical services.
Hypothesis: The Headford Road location, being on the outskirts of Galway city but with good arterial road access, offers a potential sweet spot for families seeking proximity to city amenities without the premium pricing of central Galway, particularly if future infrastructure investments focus on enhancing public transport links further out.
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.