Apartment 26, Chapel Court, Chapel Lane, Claremorris, Co. Mayo, F12 YP21
6 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 2 Bed · 2 Bath · 85m² · Apartment
Market Position
Priced Within Local Sold Range
At €170,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 10mo 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 €170,000 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 sits marginally above the size-adjusted median. 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
10 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 |
|---|---|---|---|
| 22 Chapel Court, Chapel Lane, Claremorris, Mayo | 2024-11-27 | 76m² | |
| Apartment 25 Chapel Court, Chapel Lane, Claremorris, Mayo | 2025-06-03 | 85m² |
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 Potential: Upgrading the B3 BER rating to a B2 or B1 would likely cost between €3,000-€6,000 and could potentially increase the property's value by €5,000-€10,000.
Details
- Space Efficiency: With 85m² of living space, this 2-bedroom, 2-bathroom apartment offers 42.5m² per bedroom, indicating good space allocation for its size.
- Value Optimization: Given the €80,256 difference between the asking price and the nearest comparable sale, investing in minor cosmetic upgrades or energy efficiency improvements could further enhance its market appeal and value.
- Hypothesis: Despite its B3 BER rating, the property's current asking price relative to its estimated value and nearby sales suggests an opportunity to significantly boost its market position and potential rental yield by focusing on targeted energy efficiency upgrades, potentially pushing its value towards the estimated €250,256.
Amenities
Transport Connectivity: While no specific bus routes, train stations, or Luas/DART stops are listed as serving Claremorris directly from the raw data, its 'Outside Dublin' designation implies reliance on local bus services, potentially requiring onward travel to major hubs.
Details
- Limited Local Services: The raw data provides no specific names of schools, hospitals, shops, or parks within Claremorris, indicating a potential lack of readily available amenities within the immediate vicinity.
- Walkability Assessment: Without specific street names or local infrastructure details, assessing walkability is not possible from the provided data; however, its classification as 'Outside Dublin' often suggests less developed pedestrian infrastructure compared to urban centers.
- Hypothesis: The absence of detailed amenity data and its 'Outside Dublin' classification suggest that Claremorris likely functions as a regional service center rather than a major commuter town, meaning residents would likely need a car for most daily errands and access to wider amenities, potentially impacting its appeal to non-car-dependent buyers.
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.