An Chathair, Kilroe East, Inverin, Co. Galway, H91 VWH3
6 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 6 Bed · 7 Bath · 329m² · Detached
Market Position
At the Upper End of Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 27mo 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 €795,000, 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 €39,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €795,000, 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.
€39,750
That's what overbidding by just 5% on a €795,000 home costs you — before interest.
A €19 check before a €795,000 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
Price Distribution Analysis
6 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 · Moderate
6
Transactions Analysed
Within 5.0km
27 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 |
|---|---|---|---|
| Baile Na Mbrabhach, Indreabhan, Galway, Galway | 2025-04-11 | 208.4m² | |
| Aille, Invern, Co. Galway, Galway | 2023-12-18 | 147m² |
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
Energy Efficiency: With an A3 BER rating, this property is positioned to offer significantly lower annual energy costs compared to older properties; for example, a D-rated property of similar size might incur annual energy costs of €1,800-€2,200, whereas this A3-rated home could be as low as €800-€1,200.
Generous Proportions: Spanning 329.0m², this property offers substantial living space, exceeding the typical size found in many areas, providing ample room for a large family or multiple uses.
Value Optimization: While already possessing an excellent A3 BER rating, minor enhancements to achieve an A2 rating might cost €3,000-€5,000 and could potentially increase property value by €5,000-€8,000, representing a sound investment in its already strong quality.
Hypothesis: The combination of a large 329.0m² footprint and an A3 BER rating suggests this property is designed for high-end comfort and long-term cost savings, likely appealing to buyers prioritizing quality of life and reduced running expenses over immediate proximity to urban centers.
Amenities
Transport Connectivity: Inverin is served by Bus Éireann route 424, connecting to Galway city, with the nearest major transport hub being Galway Coach Station, approximately 25km away, which is a considerable distance for daily commuting.
Local Services: While specific amenities in Kilroe East, Inverin are not detailed in the provided data, the general area offers access to local shops, primary schools like Scoil Naomh Bríd, and essential services within a short drive, catering to rural living.
Healthcare Access: Residents would likely rely on facilities in nearby towns such as Spiddal or Moycullen for immediate healthcare needs, with larger hospitals like University Hospital Galway located in Galway City (approx. 25km).
Hypothesis: The location in Inverin, while offering scenic coastal benefits and a tranquil environment, presents a significant connectivity challenge for daily commuters to Galway City, suggesting that its primary appeal lies with those seeking a rural lifestyle and who do not require daily access to urban employment hubs.
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.