6 Manor Avenue, Kingston, Co. Galway, H91 TEH1
40 homes sold nearby. See what they went for — and what to bid on this one.
€730,000 · 4 Bed · 2 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €730,000, this home is priced within the typical range of 40 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
40 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €730,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €36,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €730,000, 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.
€36,500
That's what overbidding by just 5% on a €730,000 home costs you — before interest.
A €19 check before a €730,000 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 40 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €730,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
40 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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.
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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 decreased 6.7% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
40
Transactions Analysed
Within 1.5km
9 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 · 40 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Manor Ave, Kingston, Galway, Galway | 2025-03-03 | 155m² | |
| 5 Kingston, Taylors Hill, Galway, Galway | 2025-04-16 | 246m² |
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
Energy Inefficiency Cost: With a D2 BER rating, upgrading to a B2 would likely cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Generous Space: The property's 120.0m² size is substantial, fitting the 'Large' size category and aligning well with the 4-bedroom, 2-bathroom configuration, offering good living space.
- Value Optimization Opportunity: Despite its size, the D2 BER rating represents a significant opportunity for value optimization through energy efficiency upgrades, which could unlock a higher market valuation and appeal.
- Hypothesis: The current D2 BER rating suggests that while the property offers good space, its energy performance is lagging significantly behind modern standards; targeted insulation, heating, and ventilation upgrades could not only improve comfort but also significantly boost its market appeal and long-term value proposition in a market increasingly focused on sustainability.
Amenities
Limited Local Transport: While the property is outside Dublin, specific public transport route numbers or train stations serving Kingston, Co. Galway are not detailed in the provided data, which is a significant drawback for commuters.
Details
- Galway City Proximity: Located in Co. Galway, the property benefits from proximity to Galway city, likely offering access to amenities such as University Hospital Galway, NUIG, and retail centres like Eyre Square Shopping Centre.
- Regional Connectivity: Based on its location in Co. Galway, the property would likely be served by Bus Éireann routes connecting to Galway City and other regional towns, providing essential connectivity.
- Hypothesis: Given the lack of specific public transport data for Kingston, Co. Galway, it is hypothesized that the property's appeal is likely geared towards those seeking a more rural lifestyle with reliance on private transport, or there are local, non-publicized community transport options that would need further investigation.
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.