9 Saint Benin's Terrace, Tuam, Co. Galway, H54 N921
2 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 115m² · Townhouse
Market Position
Limited Transaction Data
At €225,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 5mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
Financial Exposure · 50% 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
€225,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
5 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dublin Road, Tuam, County Galway, Galway | 2024-05-01 | 138m² | |
| 39 Bealach Na Gaoithe, Galway Rd, Killaloonty, Galway | 2025-12-12 | 71m² |
Transactions within a 5.0km radius and 36-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 Rating Insight: With a 'SI_666' BER rating, this townhouse likely requires significant energy efficiency upgrades, potentially costing €10,000-€15,000 to improve to a B-rated standard, which could add €15,000-€20,000 in value.
Size Efficiency: At 115m² with 3 bedrooms and 2 bathrooms, the property offers a reasonable size for its type, aligning with typical family needs in the area.
Value Optimization Opportunity: Addressing the 'SI_666' BER rating through insulation, window upgrades, and heating system improvements could optimize the property's long-term value and market appeal, with an estimated investment of €10,000-€15,000.
Hypothesis: The current BER rating presents a clear investment opportunity; optimizing it to a C or B rating could not only yield substantial annual energy savings of €600-€900 compared to its current state but also significantly enhance its resale value in Tuam's market, where energy efficiency is increasingly a deciding factor.
Amenities
Transport Connectivity: The property's location in Tuam means primary transport will rely on local bus services, with Bus Éireann routes serving the town, connecting to Galway City.
Local Services Access: Tuam offers essential amenities including supermarkets like Joyce's Supermarket and Tesco, and healthcare facilities such as Tuam Primary Care Centre.
Family and Lifestyle Options: Nearby educational facilities include Presentation College Tuam and St. Jarlath's College, alongside local parks providing recreational space for families.
Hypothesis: While Tuam offers core amenities, its connectivity to larger urban centers like Galway City via Bus Éireann routes may limit its appeal to daily commuters seeking seamless public transport, suggesting that its value proposition is strongest for those valuing a more self-contained town lifestyle or working locally.
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.