8 Mall Mews, Rock Square, Castlebar, Co. Mayo, F23 A361
10 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 81m² · Apartment
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.
10 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 €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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 · 14% 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
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Mall Mews, Rock Sq, Castlebar, Mayo | 2025-12-12 | — | |
| 8 Mall Mews, Rock Sq, Castlebar, Mayo | 2026-01-12 | 81m² |
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 Upgrade Opportunity: Upgrading this D1 BER property to a B2 rating could cost €8,000-€12,000 but potentially increase its market value by €15,000-€20,000, offering a significant return on investment and improved living costs.
Details
- Compact Living: At 81m², this 2-bedroom apartment offers a practical living space, which is smaller than the median 3 to 4-bedroom properties (based on 5km radius data over 180 days) found in the broader local market, catering to specific buyer needs for a more manageable footprint.
- Value Enhancement: Current annual energy costs for this D1 BER property are estimated at €1,800-€2,200, compared to €800-€1,200 for B-rated properties of this size, highlighting potential annual savings of €1,000-€1,400 with an energy upgrade.
- Hypothesis: Given that 100% of BER ratings in sales data within a 50km radius over the past 180 days are recorded as 'unknown', a comprehensive BER upgrade for this D1 rated apartment could offer a far more significant market advantage than in areas with more transparent energy efficiency reporting, making it a standout listing for environmentally conscious buyers.
Amenities
Excellent Connectivity: The property benefits from strong public transport links, with Castlebar Train Station approximately 1km away providing direct rail services to Dublin Westport, and multiple Bus Éireann routes, including the 52 (to Dublin) and 450 (to Westport), accessible within a 5-minute walk from Rock Square.
Details
- Vibrant Lifestyle Hub: Situated in Castlebar's heart, residents have immediate access to the Linenhall Arts Centre (50m) and the Royal Theatre (300m), with major supermarkets like Tesco and Dunnes Stores both within a 1.5km radius, catering to diverse shopping and entertainment needs.
- Walkable Family Environment: Ideal for families, the property is within a 1km walk of Scoil Raifteirí and St. Angela's National School, with Happy Days Crèche equally close, and excellent pedestrian access to the scenic Castlebar Greenway and Lough Lannagh for outdoor activities.
- Hypothesis: The property's prime central location in Castlebar, coupled with the town's ongoing investment in urban green infrastructure like the Castlebar Greenway (500m), will likely create a premium for highly walkable properties with immediate access to lifestyle amenities, distinguishing them from more suburban offerings and potentially leading to above-average appreciation for properties in this specific micro-location.
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.