71a Country Meadows, Tuam, Tuam, Co. Galway, H54 XW59
11 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 2 Bath · 120m² · End of Terrace
Market Position
Below Typical Sale Prices
At €200,000, 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.
11 closed sales nearby · 18mo 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 · High
11
Transactions Analysed
Within 3.0km
18 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 60 Country Meadows, Tuam, Galway, Galway | 2025-10-24 | 88m² | |
| 56 Country Meadows, Cloonthue, Tuam, Galway | 2025-05-07 | 88m² |
Transactions within a 3.0km radius and 24-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 Efficiency Advantage: With a C1 BER rating, this property offers estimated annual energy costs of €1,000-€1,400, providing annual savings of €400-€1,200 compared to a D-rated property of similar size, which typically costs €1,800-€2,200.
Optimal Space & Configuration: At 120m² with 3 bedrooms and 2 bathrooms, this property aligns perfectly with the median bedroom and bathroom count (3 beds, 2 baths) for properties sold within a 5km radius over the last 180 days, offering desirable living space.
Modern Comforts: The C1 BER rating, indicating good energy performance, suggests a well-maintained or recently upgraded property, contributing to reduced running costs and a more comfortable living environment for a buyer.
Hypothesis: The property's C1 BER rating, while good, suggests a strategic opportunity for further investment in renewable energy or insulation upgrades (e.g., to a B-rating) which could yield a 5-10% increase in property value and enhance long-term market appeal, especially as energy efficiency becomes a more critical factor for buyers.
Amenities
Strategic Road & Bus Access: The property in Country Meadows, Tuam, benefits from excellent access to the N17 for regional travel and is well-served by Bus Éireann routes, including direct services to Galway City (Route 417, X20) and connecting routes to Dublin and Limerick.
Comprehensive Local Services: Essential amenities are readily available with Tesco Tuam and SuperValu Tuam both within approximately 1.5km, complemented by multiple pharmacies and the Tuam Primary Care Centre (within 2km), ensuring convenient daily living.
Family-Friendly Environment: The area is well-equipped for families, with reputable schools such as St. Jarlath's College and Presentation College Tuam, alongside childcare facilities like ABC Childcare, all within a short distance of the property.
Hypothesis: Given Tuam's ongoing development and its strategic position on the N17/M17 corridor, future enhancements in public transport infrastructure or the addition of light rail services (though currently non-existent) could significantly elevate property values in areas like Country Meadows, transforming commuter convenience.
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.