6 Ridge Pool Court, Plunkett Road, Ballina, Co. Mayo, F26 P0E0
6 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 4 Bed · 4 Bath · 126m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €245,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 13mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 20% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€245,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
13 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 |
|---|---|---|---|
| 11 Church Rd, Ballina, Co Mayo, Mayo | 2025-06-09 | 115m² | |
| 29 Morrison Terrace, Ballina, Co Mayo, Mayo | 2025-02-27 | 81.5m² |
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 Cost-Benefit: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €800-€1,200 compared to lower-rated properties.
Space Efficiency: With 126m² and 4 bedrooms, the property offers approximately 31.5m² per bedroom, which is a reasonable size for family accommodation within this type of property.
Value Optimization: Given the €261,627.73 estimated value and €245,000 asking price, achieving the higher end of its potential value range requires addressing the BER rating and ensuring interior finishes are competitive with other properties in the €200,000-€260,000 bracket locally.
Hypothesis: The C3 BER rating, while not poor, presents a clear opportunity for a capital improvement that could unlock significant value. Given the median sale price for similar broad types within 1km is €209,500, a strategic BER upgrade could position this 4-bed property to command a price closer to the €261,627.73 estimated value.
Amenities
Transport Connectivity: Ballina is served by Bus Éireann routes, connecting to towns like Sligo and Galway, and the nearby Ballina railway station provides rail links across Ireland.
Local Conveniences: The property is situated within reasonable proximity to Ballina town centre, which offers a range of amenities including Tesco and Dunnes Stores, alongside local shops, pharmacies like HSE Outpatient Department, and healthcare facilities such as Mayo University Hospital (accessible via bus/car).
Family & Leisure: Within the local area, residents have access to educational facilities like St. Muredach's College and Gaelscoil Chnoc na Ré, along with recreational spaces such as Belleek Park and the River Moy for walking and outdoor activities.
Hypothesis: The combination of a railway station offering inter-county connectivity and a town centre with essential retail and healthcare services positions Ballina as a strong regional hub, suggesting that properties like 6 Ridge Pool Court can attract buyers seeking a balance of rural lifestyle and accessible amenities without the high costs of larger urban centres.
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.