Aillemore, Killadoon, Co. Mayo, F28 X283
6 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 3 Bath · 227m² · Detached
Market Position
At the Upper End of Local Sales
At €425,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
6 closed sales nearby · 21mo recency · Moderate 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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 · 59% 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
€425,000
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 · Moderate
6
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Aillemore, Louisburgh, Mayo | 2024-06-24 | — | |
| Aillemore, Killadoon, Westport, Mayo | 2025-11-26 | 48m² |
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: With a D1 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment.
Details
- Generous Size: The property offers a substantial 227m² of living space, which is considerably larger than the median of 3 bedrooms and 2 bathrooms found in the wider market.
- Upgrade Opportunity: Given the D1 BER, the estimated annual energy costs are likely to be between €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, highlighting a significant opportunity for value enhancement through energy efficiency upgrades.
- Hypothesis: The current D1 BER rating represents a substantial opportunity for value addition. By investing in insulation, heating system upgrades, and potentially solar panels, the new owner could not only reduce annual energy costs by over €1,000 but also significantly increase the property's market appeal and long-term value, especially as energy efficiency becomes a greater factor in buyer decisions.
Amenities
Limited Local Connectivity: The raw data for the Aillemore, Killadoon area in Co. Mayo does not provide specific details on nearby bus routes, train stations, or Luas stops, indicating potentially limited public transport options directly serving this remote location.
Details
- Essential Services Access: While specific amenities like schools or shops aren't detailed, the rural nature suggests reliance on nearby towns such as Westport or Clifden for primary educational facilities, healthcare clinics, and retail shopping.
- Rural Lifestyle Appeal: The property's location in Killadoon, Co. Mayo, points towards a lifestyle focused on natural landscapes, with potential for outdoor activities in areas like Connemara National Park, approximately 30km away.
- Hypothesis: The lack of specific public transport and local amenity data in the provided metrics for Killadoon suggests a strong reliance on private transport. Future infrastructure development, such as improved road networks or even limited bus services connecting to larger hubs, could significantly enhance the desirability and value of properties in this area, currently catering to those seeking a more secluded rural existence.
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.