57 Fana Burca, Western Distributor Road, Knocknacarra, Galway, H91 F59R
11 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 1 Bath · 110m² · End of Terrace
Market Position
Below Typical Sale Prices
At €345,000, 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.
11 closed sales nearby · 8mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 18 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 · High
11
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±12%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Drisin, Ballymoneen Road, Knocknacarra, Galway | 2025-05-15 | 107.4m² | |
| 78 Sli Gheal, Ballymoneen Rd, Knocknacarra, Galway | 2025-12-15 | 130m² |
Transactions within a 3.0km 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 Improvement Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, offering a solid return on investment.
Energy Cost Savings: With a C2 BER rating, annual energy costs are estimated to be €1,400-€1,900, which is approximately €400-€700 less per year than comparable D-rated properties of similar size in the area.
Efficient Space Utilisation: At 110m², this 3-bedroom, 1-bathroom end-of-terrace house offers a floor area per bedroom that is consistent with modern family needs, though the single bathroom may present a constraint for larger families.
Hypothesis: The property's current C2 BER rating, while not poor, represents a significant opportunity for value enhancement. Investing in targeted insulation and heating upgrades, aligned with typical B-rated properties in Knocknacarra which see annual savings of €400-€700, could unlock an additional €10,000-€15,000 in market value.
Amenities
Transport Connectivity: This property is well-served by Bus Éireann routes, including services such as the 401, 402, and 409, providing convenient access to Galway city centre and surrounding areas.
Local Lifestyle Hub: Residents benefit from proximity to local shopping centres like Gateway Retail Park, numerous supermarkets (Dunnes Stores, Tesco), and a variety of cafes and restaurants along the Western Distributor Road.
Family and Education Focus: The area boasts excellent educational facilities, including Salerno Secondary School, Coláiste Éinde, and Scoil Éinde Primary School, all within a 1-2km radius, supported by various childcare services.
Hypothesis: The consistent development and expansion of amenities along the Western Distributor Road, evidenced by the presence of large retail parks and multiple schools within a 2km radius, suggests that properties in Knocknacarra, like 57 Fana Burca, are likely to see sustained or increased demand due to their family-friendly and convenience-driven location.
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.