Apartment 23, Tí Luaghaidh, Gleann Na Rí, Murroogh, Co. Galway, H91 KWH9
34 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €265,000, 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.
34 closed sales nearby · 9mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 34 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
34 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 median of comparable sales, 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 2.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
34
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 · 34 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Ti Luaghaidh, Gleann Na Ri, Murrough, Galway | 2025-10-01 | 64m² | |
| 31 Ti Luaghaidh Gleann Na Ri, Murrough, Renmore, Galway | 2025-12-03 | 72m² |
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 C2 Energy Efficiency: The C2 BER rating suggests moderate energy efficiency. Upgrading this apartment from C2 to a B2 rating could cost approximately €8,000-€12,000 and potentially increase its value by €10,000-€15,000, while reducing annual energy costs by an estimated €400-€700 compared to D-rated properties.
Spacious Layout: At 120m², this 2-bedroom apartment offers a generous living space, exceeding the typical size expectations for a 2-bedroom apartment in many urban settings, providing good value per square meter if priced competitively.
Value Optimization: Given the asking price of €265,000 and a BER of C2, focusing on energy efficiency upgrades to a B rating could yield a return on investment by improving market appeal and reducing operational costs for future buyers.
Hypothesis: The median price per square meter within a 1km radius is €3,500, and within a 3km radius it's €4,200; this property at €265,000 for 120m² (approx. €2,208/m²) appears significantly undervalued on a per-square-meter basis compared to the broader 3km area, suggesting potential for a significant value increase if the local market matures.
Amenities
Connectivity to Galway City: While specific bus routes serving Murroogh are not detailed, proximity to Gleann Na Rí would suggest connectivity to Galway City Centre via local bus services.
Local Facilities: The area likely benefits from amenities available in nearby Oranmore or Galway City, which include supermarkets like Dunnes Stores and Tesco, as well as educational institutions such as NUI Galway and GMIT.
Green Space Access: Proximity to coastal areas and potential local parks within the Gleann Na Rí development would offer opportunities for outdoor recreation and walking routes.
Hypothesis: The 'Tí Luaghaidh' and 'Gleann Na Rí' naming conventions suggest a planned development, likely incorporating modern amenities and infrastructure, which may drive future value appreciation as the community matures and established services like schools and retail become more prominent.
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.