6 Elm Gardens, Balla, Balla, Co. Mayo, F23 YC64
6 homes sold nearby. See what they went for — and what to bid on this one.
€240 · 3 Bed · 3 Bath · 1259m² · Semi-D
Market Position
Below Typical Sale Prices
At €240, 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.
6 closed sales nearby · 8mo recency · Moderate 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 €240, 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 €12 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240, 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.
€12
That's what overbidding by just 5% on a €240 home costs you — before interest.
A €19 check before a €240 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Church View, Balla, County Mayo, Mayo | 2026-01-12 | 105m² | |
| 7 Moat Balla, Mayo, Mayo | 2024-12-13 | 91m² |
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: The B2 BER rating is good and would likely result in annual energy costs of approximately €1,200-€1,600, compared to €2,000-€2,600 for a D-rated property of similar size.
Space Efficiency: With 1259.0m² of space for a 3-bedroom, 3-bathroom semi-detached property, this offers generous living area, potentially 15-20% more than the average for the area, enhancing comfort and resale appeal.
Value Optimization: While the B2 BER is good, upgrading to an A-rating could cost an estimated €10,000-€15,000 but may increase the property's value by €20,000-€30,000 and further reduce annual energy costs by an estimated €400-€600.
Hypothesis: Given the B2 BER and generous size, a focus on modernising interior finishes and landscaping could unlock significant value uplift, potentially adding €30,000-€50,000 to the property's market appeal and sale price, especially if similar properties in the vicinity have higher quality internal specifications.
Amenities
Transport Connectivity: As this property is located in Balla, Co. Mayo, there are no Luas, DART, or Dublin Bus routes serving this specific rural area; the primary transport would likely rely on local bus services such as Bus Éireann routes serving the wider Mayo region.
Local Services: Access to essential services like Mayo University Hospital in Castlebar is approximately 15km away, and the nearest major supermarket is likely to be in a town like Claremorris or Castlebar, requiring car travel.
Educational Facilities: Local primary schools like Balla National School and secondary schools in nearby towns such as Claremorris or Castlebar would serve the educational needs of families in the area.
Hypothesis: The lack of immediate public transport links and proximity to major urban amenities suggests that properties in Balla are primarily attractive to buyers seeking a quieter, rural lifestyle who are less reliant on daily commuting to urban centers, thus limiting its appeal to a niche market and potentially capping its price growth compared to properties with better connectivity.
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.