Apartment 3, Gort Léinn, Ballybane, Co. Galway, H91 WN30
18 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 70m² · Apartment
Market Position
At the Upper End of Local Sales
At €275,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
18 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 decreased 12.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 35% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€275,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±20%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Gort Leinn, Old Monilea Rd, Galway, Galway | 2025-12-04 | 75m² | |
| 8 Glasan, Ballybane, Galway, Galway | 2025-08-11 | 87.4m² |
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
Energy Efficiency: C3 BER with upgrade potential: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000.
Space Efficiency: Compact 70sqm layout: At 70m², this 2-bedroom, 2-bathroom apartment offers a functional but compact living space, with a price per sqm of €3,929 based on the asking price, which aligns with the 1km median price per sqm of €3,793.
Value Optimization: Asking below estimated value: The asking price of €275,000 is approximately 6.2% below its estimated value of €293,306, presenting an immediate opportunity for buyers to acquire below market assessment.
Hypothesis: Given the C3 BER rating and the €293,306 estimated value, a strategic investment in improving the BER to a B-rating (estimated €8,000-€12,000 cost) could yield a significant return on investment through increased property value (estimated €15,000-€20,000 uplift) and lower annual energy costs, making it an attractive proposition for cost-conscious buyers.
Amenities
Transport Connectivity: Bus route access: The area is served by multiple bus routes, including Galway City Direct and Bus Éireann services, providing connectivity to Galway city centre and surrounding areas.
Local Services: Proximity to essential amenities: Residents have convenient access to shopping facilities such as Lidl and local convenience stores, as well as healthcare services including the Primary Care Centre Ballybane.
Educational Facilities: Near to third-level institutions: The property is located within reasonable distance to GMIT (Galway-Kinsealy Institute of Technology), making it potentially attractive to students or staff.
Hypothesis: The concentration of residential developments like Gort Léinn in Ballybane, combined with its proximity to GMIT and established bus routes, suggests a strong demand from student and young professional demographics, implying that properties here could see sustained rental yields and steady capital appreciation.
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.