8 Orangreen, Oranhill, Galway, Co. Galway, H91 F6F3
13 homes sold nearby. See what they went for — and what to bid on this one.
€580,000 · 4 Bed · 3 Bath · 150m² · Semi-D
Market Position
Priced Within Local Sold Range
At €580,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 14mo 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 €580,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €580,000, 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.
€29,000
That's what overbidding by just 5% on a €580,000 home costs you — before interest.
A €19 check before a €580,000 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
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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
13
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 12 Oranglen, Oranhill, Oranmore, Galway | 2025-03-14 | 125m² | |
| No 7 Tobar Oriin, Oranhill, Oranmore, Galway | 2025-11-12 | 122m² |
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 C2 Opportunity: The C2 BER rating offers potential for energy efficiency upgrades; investing €8,000-€12,000 in insulation and heating system improvements could move the property to a B2 rating, potentially increasing its market value by €15,000-€20,000.
Generous Size: With 150m², this semi-detached property is larger than the median 3-bedroom homes typically seen in the market, providing ample living space which is attractive to families.
Value Optimization: The current asking price of €580,000 for a 150m² C2 rated property stands in contrast to the 10km radius median sale price of €395,000 for 3-bed properties, suggesting that while the size is a plus, the price needs to align with the BER and local sales.
Hypothesis: The significant disparity between the property's asking price and local median sale prices, despite its size, indicates that a focused marketing strategy emphasizing its potential for enhancement to a B-rated energy efficiency could justify a price closer to €450,000, attracting buyers looking for both space and future savings.
Amenities
Transport Links: Oranhill is well-served by Bus Éireann routes, including the 404, providing direct access to Galway City Centre and Salthill, with other regional services accessible within a short walk.
Educational Hub: The property is in close proximity to a range of educational facilities, including St. Nicholas' Catholic Primary School and Coláiste na Coiríbe, as well as being a short bus ride from the University of Galway.
Local Conveniences: Residents have easy access to local amenities such as Joyce's Supermarket in Knocknacarra, as well as pharmacies and local GPs within a 2km radius, facilitating daily living.
Hypothesis: The strong connectivity via Bus Éireann routes and proximity to key educational institutions positions Oranhill as a desirable family location, suggesting that further investment in dedicated cycle lanes and improved pedestrian access to local shopping centres could boost property values by an additional 5-8% in the medium term.
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.