Apartment 13, Cairéal Mór, Headford Road, Co. Galway, H91 VN59
6 homes sold nearby. See what they went for — and what to bid on this one.
€239,000 · 1 Bed · 1 Bath · 52m² · Apartment
Market Position
Below Typical Sale Prices
At €239,000, 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.
6 closed sales nearby · 12mo 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 €239,000, 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 €11,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €239,000, 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.
€11,950
That's what overbidding by just 5% on a €239,000 home costs you — before interest.
A €19 check before a €239,000 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 €239,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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 · Moderate
6
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 167 Caireal Mor, Headford Rd, Galway, Galway | 2025-01-21 | — | |
| 186 Cluain Riocard, Headford Rd, Galway, Galway | 2024-12-18 | 65m² |
Transactions within a 1.5km 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
BER C1 Value Proposition: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating (estimated €8,000-€12,000) could potentially increase property value by €15,000-€20,000 and reduce annual energy costs by an estimated €1,000-€1,400 compared to a D-rated property of similar size.
Details
- Compact Living Efficiency: At 52.0m², the apartment offers efficient use of space for a 1-bedroom unit, aligning with the 'Studio/1 Bed' bed category observed in local markets.
- Value Optimization Opportunity: The current asking price significantly below estimated value and recent sales presents an opportunity for immediate value optimization through a more aligned pricing strategy upon resale or renovation.
- Hypothesis: While the C1 BER is adequate, the significant gap between the asking price and estimated value for this 52.0m² apartment suggests that a strategic renovation focusing on energy efficiency (e.g., to B2) could further enhance its market appeal and capital appreciation potential beyond the immediate pricing correction.
Amenities
Galway City Connectivity: Located on Headford Road, the property is served by Bus Éireann routes 402 and 409, offering direct access to Galway City Centre and its amenities.
Details
- Local Educational & Healthcare Hub: Proximity to Coláiste na Coiríbe and Mercy Primary School, as well as UHG Hospital and numerous local pharmacies, provides essential services within a short distance.
- Retail and Leisure Access: Close proximity to the Gateway Shopping Park, Dunnes Stores, and various local restaurants and cafes on Headford Road enhances daily convenience and lifestyle options.
- Hypothesis: The Headford Road location, while providing good local connectivity within Galway city, presents an opportunity for increased property value if integrated into future urban development plans that enhance pedestrian access to the city centre or introduce more direct public transport links to key 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 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.