Apartment 67, Cluain Riocaird, Castlegar, Co. Galway, H91 F9C0
9 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 2 Bath · 71m² · Apartment
Market Position
Priced Above Local Sales
At €290,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 closed sales nearby · 12mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €15 check before a €290,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 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
9
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±10%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 60 Cluain Riocaird, Headford Road, Galway, Galway | 2024-11-26 | 72m² | |
| 20 Cluain Riocaird, Headford Rd, Galway, Galway | 2025-06-20 | 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 B3 Efficiency: The B3 BER rating is strong, offering good energy efficiency that would likely result in annual energy costs of €1,000-€1,400 less than comparable D-rated properties of this size.
Space Efficiency: With 71m² across 3 bedrooms and 2 bathrooms, this apartment offers a good balance of living space and private quarters, fitting the typical needs of a small family or professionals.
Value Optimization: Investing an estimated €8,000-€12,000 to potentially upgrade the BER rating to a B2 or higher could increase the property's value by an estimated €15,000-€20,000, enhancing long-term appeal.
Hypothesis: The B3 BER rating provides a solid foundation, but achieving a B2 or A-rated BER could unlock significant value, as properties with superior energy efficiency within the 1km radius have a price per square meter of €3,171, potentially commanding a higher premium for optimized quality.
Amenities
Transport Connectivity: Cluain Riocaird is served by Bus Éireann routes 402 and 405, providing direct access to Galway City Centre, and is a moderate distance from Galway Train Station.
Local Services: The immediate area offers essential amenities including shops at the nearby Castlegar Shopping Centre, with larger retail options at Galway Shopping Centre and Eyre Square within a short commute.
Family & Healthcare: Proximity to Scoil Mhuire Gan Smál and Mercy Primary School, alongside the Bon Secours Hospital Galway and local pharmacies, offers convenience for families and healthcare needs.
Hypothesis: The development of enhanced pedestrian and cycling infrastructure connecting Cluain Riocaird to the city centre, potentially supported by new bus routes or improved existing ones, could significantly boost property value by reducing reliance on private vehicles and improving walkability.
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.