Aghadiffin, Kilkelly, Urlaur, Co. Mayo, F35 YY60
13 homes sold nearby. See what they went for — and what to bid on this one.
€93,000 · 2 Bed · 1 Bath · 90m² · Detached
Market Position
Below Typical Sale Prices
At €93,000, 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.
13 closed sales nearby · 21mo 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 €93,000, 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 €4,650 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €93,000, 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.
€4,650
That's what overbidding by just 5% on a €93,000 home costs you — before interest.
A €19 check before a €93,000 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 5.0km · 36 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
13
Transactions Analysed
Within 5.0km
21 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Aughadevin, Kilkelly, Co Mayo, Mayo | 2024-06-19 | — | |
| Culcastle, Kilmovee, Ballaghadereen, Mayo | 2024-11-05 | 92.9m² |
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 Improvement Potential: Upgrading this property's F BER rating to a C1 could cost approximately €12,000-€18,000 and potentially increase its value by €20,000-€28,000, representing a significant return on investment.
Energy Cost Gap: With an F BER rating, annual energy costs for this 90m² property are estimated to be €2,000-€2,800, considerably higher than the €900-€1,400 for a C1-rated property of similar size.
Size Efficiency: At 90m² with 2 bedrooms, this property is smaller than the average for detached homes in areas with higher median sale prices, suggesting potential for future extension or a focus on compact living.
Hypothesis: The F BER rating presents a clear opportunity for value enhancement; investing €15,000 in insulation, heating system upgrades, and window replacements could not only reduce annual energy bills by over €1,000 but also potentially unlock a capital gain of €25,000, transforming the property from an F-rated dwelling to a more marketable C-rated home.
Amenities
Transport Connectivity: This property's rural location in Co. Mayo means direct access to major public transport hubs like Luas stops or DART stations is unavailable, with the nearest significant public transport likely involving local bus services such as Bus Éireann routes to larger towns like Ballaghaderreen or Castlebar.
Local Services Access: Essential services such as schools, healthcare, and retail are likely located in nearby towns such as Kilkelly or Ballaghaderreen, requiring a car for regular access; for example, Scoil Naomh Brighde in Kilkelly is the closest primary school.
Limited Walkability: The property's setting in Aghadiffin suggests limited pedestrian infrastructure, meaning walks would primarily be along country roads rather than dedicated footpaths, with minimal local shops or cafes within easy walking distance.
Hypothesis: The F BER rating and remote location create a dual challenge: significant upfront investment is needed for energy efficiency, and the lack of immediate public transport and local amenities will likely limit the buyer pool to those seeking a rural lifestyle with reliance on private transport, potentially suppressing immediate capital growth until local infrastructure improves or demand for rural retreats increases significantly.
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.