Apt 168 Glasan, Ballybane, Galway, Ballybane, Co. Galway, H91 X277
25 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 60m² · Apartment
Market Position
Below Typical Sale Prices
At €195,000, 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.
25 closed sales nearby · 8mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
25 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.6% 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
25
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±16%
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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 177 Glasan Village, Ballybane Rd, Galway, Galway | 2024-12-16 | 64m² | |
| Unit 178 Glasan Student Village, Ballybane Rd, Mervue, Galway | 2025-07-23 | 59.9m² |
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 Upgrade Opportunity: Upgrading the C3 BER rating to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Compact Living Space: At 60.0m², this apartment is 24.0m² smaller than the median 3-bedroom property size in the 100km radius market (median 3 beds: 90m² estimated from 2-bed and 3-bed comparisons), offering efficient but compact living.
- Potential for Value Optimization: While the BER is C3, a comprehensive energy efficiency upgrade could unlock significant value, especially considering that within a 10km radius, 275 properties sold with a median sale price of €390,000, indicating a higher value ceiling for well-maintained properties.
- Hypothesis: The current C3 BER rating of this apartment represents a tangible opportunity for value enhancement. Investing in insulation and energy-efficient upgrades could not only reduce annual running costs by an estimated €1,000-€1,400 compared to a D-rated property but also align it more closely with the prevailing market expectations within a 5km radius, where the median sale price is €372,250, suggesting that an improved BER could bridge a significant portion of the €176,922 gap between the asking price and the estimated value.
Amenities
Transport Connectivity: While specific route numbers are not provided, the location in Ballybane, Galway, is generally served by Galway City's extensive bus network, offering access to routes connecting to the city centre and surrounding areas.
Details
- Local Services Access: The property's location in Ballybane suggests proximity to essential services, including shopping centres like Galway Shopping Centre, and healthcare facilities such as University Hospital Galway within a reasonable driving distance.
- Educational Proximity: The area is well-served by educational institutions, with numerous primary and secondary schools in the wider Galway city region, likely including options within a short commute for families.
- Hypothesis: The strategic location in Ballybane, a well-established residential area of Galway, provides access to amenities that typically support property values. The presence of a Galway Shopping Centre and University Hospital Galway nearby, combined with numerous schools, creates a strong local ecosystem. This amenity-rich environment likely contributes to the relatively high estimated value of €365,922, despite the current asking price, by attracting a broad demographic of potential buyers and renters seeking convenience and accessibility.
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.