66 Forster Court, Bothar Uí Eithir, Galway City, H91 W9YY
13 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 4 Bed · 3 Bath · 113m² · Detached
Market Position
Priced Above Local Sales
At €650,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
13 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 €650,000, 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 €32,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €650,000, 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.
€32,500
That's what overbidding by just 5% on a €650,000 home costs you — before interest.
A €19 check before a €650,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €650,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
Financial Exposure · 15% 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
€650,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
13
Transactions Analysed
Within 1.5km
8 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Forster Court, Galway, Galway, Galway | 2025-07-29 | — | |
| 12 Water Lane, Prospect Hill, Galway, Galway | 2025-12-15 | — |
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 Improvement Opportunity: Upgrading the C1 BER rating could potentially increase property value; assuming an €8,000-€12,000 investment for a significant BER improvement (e.g., to B2), this could yield €15,000-€20,000 in value uplift based on market premiums for higher energy efficiency.
Details
- Generous Space: With 113m² of living space and 4 bedrooms, this property offers a larger footprint than the median 3-bedroom, 2-bathroom properties typically sold within a 100km radius.
- Value Optimization: The €160,000 difference between the estimated value and asking price suggests a potential €160,000 to be unlocked through strategic price negotiation, creating a strong value proposition for a buyer willing to negotiate.
- Hypothesis: Given the C1 BER rating and the property's generous size, future value could be significantly enhanced by targeting a B2 or A3 BER rating through insulation and renewable energy upgrades, potentially adding €25,000-€35,000 in value and aligning with the premium commanded by energy-efficient homes in the Galway City market.
Amenities
Excellent Public Transport: The property is well-served by Bus Éireann routes that connect to Galway City Centre, providing direct access without requiring multiple changes.
Details
- Proximity to Services: Residents have easy access to essential services, including UCHG University Hospital and a range of retail options at the nearby Galway Shopping Centre.
- Local Educational Hub: The area benefits from proximity to quality educational institutions such as St. Patrick's National School and NUI Galway, enhancing its appeal to families and students.
- Hypothesis: The strategic location of 66 Forster Court, benefiting from direct bus routes to Galway City Centre and proximity to key institutions like NUI Galway and UCHG University Hospital, suggests a strong potential for rental income from students and hospital staff, further bolstering its investment appeal beyond owner-occupation.
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.