Anbally, Cummer, Corofin, Co. Galway, H54 PP66
10 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 5 Bed · 5 Bath · 179m² · Detached
Market Position
Priced Within Local Sold Range
At €450,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €450,000, 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.
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €15 check before a €450,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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 · High
10
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±5%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Corofin, Tuam, Galway, Galway | 2025-05-06 | 155.1m² | |
| Curryoughter, Cummer, Corofin, Galway | 2025-04-29 | 208.7m² |
Transactions within a 3.0km radius and 18-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 a C1 BER rating, this property's annual energy costs are estimated to be €1,500-€2,000, compared to €2,500-€3,000 for G-rated properties of similar size in the area.
Space Configuration: The property offers a generous 5 bedrooms and 5 bathrooms within 179m², providing a high ratio of bathrooms to bedrooms (1:1) and ample living space.
Value Optimization: While the BER is C1, a strategic upgrade to a B2 rating could cost approximately €9,000-€13,000 and potentially increase the property's value by €17,000-€25,000, offering a positive return on investment.
Hypothesis: Given the 5 bathrooms for 5 bedrooms, there is potential to convert one of the bathrooms or a portion of a larger bedroom into a home office or additional living space, potentially increasing the perceived value and utility for buyers without significant structural changes, given the generous size.
Amenities
Transport Connectivity: This location in Anbally, Cummer, Corofin, Co. Galway, H54PP66 is outside Dublin and is not directly served by any specific bus routes, Luas, or DART stations listed in typical urban transport networks.
Healthcare Access: The nearest significant healthcare facilities would likely be located in Tuam or Galway city, requiring a substantial drive, with no specific clinics or pharmacies mentioned for the immediate Cummer area.
Educational Facilities: Specific primary and secondary schools, colleges, or universities serving this rural area are not detailed in the provided data, suggesting reliance on local or town-based options that would require travel.
Hypothesis: The lack of specific public transport routes and major amenities listed within immediate proximity suggests that properties in Anbally, Cummer, Corofin are primarily valued for their rural setting and privacy, with residents likely relying on private transportation for access to services in nearby towns like Tuam or Galway city.
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.