7 ard aoibhinn, athenry, co. galway, h65 vf78
6 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 2 Bath · 128m² · Detached
Market Position
At the Upper End of Local Sales
At €450,000, 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 · 11mo 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 €450,000, 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 €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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
From €19 for your strategy on a €450,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 sits marginally above the size-adjusted median. 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 · Moderate
6
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| New Line, Athenry, Co Galway, Galway | 2025-03-24 | 126m² | |
| 50 The Glade, Athenry, Galway, Galway | 2025-07-16 | 153m² |
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
Good Energy Efficiency: With a C3 BER rating, this property offers commendable energy efficiency, with estimated annual energy costs of €1,200-€1,600, significantly less than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Spacious Family Home: The property's 128m² size, coupled with 4 bedrooms and 2 bathrooms, provides ample living space, aligning perfectly with the median 4-bedroom and 2-bathroom configurations popular in the local 20km radius market.
- Value Enhancement Opportunity: Investing €4,000-€8,000 to upgrade the C3 BER to a B-rating could further reduce energy costs and potentially add €8,000-€15,000 to the property's market value, representing a smart investment.
- Hypothesis: The property's desirable size and bedroom count, combined with its respectable C3 BER, positions it favorably in the local market, as buyers increasingly prioritize both functional living space and cost-saving energy performance, potentially commanding a quicker sale compared to less efficient alternatives.
Amenities
Excellent Connectivity: The property benefits from strong transport links, located approximately 2km from Athenry Train Station, offering regular services to Galway City and Dublin, and providing immediate access to the M6 motorway for convenient regional commuting.
Details
- Comprehensive Local Facilities: Families are well-served with educational options like Presentation College Athenry (approx. 1.5km) and Athenry Boys National School (approx. 1km), alongside healthcare access at Athenry Primary Care Centre (approx. 1.5km) and various local pharmacies.
- Vibrant Lifestyle and Retail: Residents enjoy easy access to essential amenities including SuperValu Athenry (approx. 1km) and local shops, complemented by lifestyle features like Athenry Castle (approx. 2km) and various sports clubs, fostering a strong community atmosphere.
- Hypothesis: The continuous enhancement of Athenry's local infrastructure and its strategic position as a transport hub within County Galway will likely increase its desirability as a commuter town, driving sustained demand and long-term value appreciation for well-located family homes.
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.