An Caislean, Inverin, Co. Galway, H91 R3HF
4 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 5 Bed · 3 Bath · 299m² · Detached
Market Position
Significantly Above Local Sales
At €520,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo 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 4 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
4 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.
Financial Exposure · 69% 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
€520,000
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
4
Transactions Analysed
Within 5.0km
13 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Minna, Inverin, Galway, Galway | 2025-12-08 | 127.4m² | |
| Cornaron Middle, Inverin, Galway, Galway | 2025-02-24 | 103.4m² |
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 Advantage: With a B2 BER rating, this property is positioned favourably, offering potential annual energy cost savings estimated between €1,000-€1,400 compared to an average D-rated property of similar size.
Details
- Generous Space: The 299m² size of this detached property is considerably larger than the median of 3 bedrooms and 2 bathrooms found within a 100km radius, offering significant living space.
- Value Optimization Potential: While the B2 BER is good, upgrading to a B1 or A rating could cost an estimated €5,000-€10,000 but might increase property value by €10,000-€15,000, representing a sound investment.
- Hypothesis: The property's B2 rating and 5 bedrooms suggest a focus on family living and energy efficiency. However, the asking price premium suggests an expectation that this quality will appreciate faster than general market trends, anticipating future development or amenity enhancements in Inverin.
Amenities
Limited Public Transport: The property's location in Inverin means it is not directly served by any bus routes like Dublin Bus routes, or Luas/DART lines, indicating a reliance on private transport for connectivity.
Details
- Local Services: While specific local amenities for Inverin were not detailed, typical rural Galwegian villages offer local shops, primary schools, and community centres, requiring travel to larger towns like Galway City for extensive retail and healthcare.
- Commuter Challenges: Without direct public transport links, commuting to Galway City (approximately 30km away) would likely involve driving, with travel times subject to traffic conditions, impacting daily commute times.
- Hypothesis: The relative isolation of Inverin, indicated by the absence of specific transport and major amenity data in the provided metrics, suggests that the property's value is more tied to its immediate scenic environment and the potential for future local development rather than existing urban connectivity.
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.