Apt 172, Glasan, Ballybane, Galway, H91 WK44
17 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €205,000, 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.
17 closed sales nearby · 7mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±9%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Glasan, Ballybane, Galway, Galway | 2025-08-11 | 87.4m² | |
| Unit 5 Glasan Student Village, Ballybane Rd, Mervue, Galway | 2026-02-04 | 74.3m² |
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 Efficient: With a C3 BER rating, this property's annual energy costs are estimated at €1,200-€1,600, offering potential annual savings of €600-€1,000 compared to a D-rated property of similar size (estimated €1,800-€2,200 annually).
Details
- Generous Space: At 120 square meters, this 2-bedroom apartment is notably spacious, providing ample living area compared to many other apartments, particularly when considering the median 3-bedroom properties in the 5km radius.
- Layout Optimization Opportunity: The property's large 120m² footprint for only 2 bedrooms and 1 bathroom presents an excellent opportunity to reconfigure the layout, potentially adding a second bathroom or even converting to a 3-bedroom unit to align with the local market's median configuration of 3 beds and 2 baths, boosting its value.
- Hypothesis: The property's spacious 120m² layout for a 2-bedroom unit presents a unique opportunity for reconfiguration, potentially adding a second bathroom or even a third bedroom, which could significantly increase its market appeal and value to align more closely with the local median of 3 beds/2 baths.
Amenities
Excellent Transport Links: The property offers convenient access to Bus Éireann route 409, providing direct connectivity from Ballybane to Eyre Square and Parkmore, facilitating easy commutes.
Details
- Education & Healthcare Hub: Located near Atlantic Technological University (ATU Galway City Campus) and Merlin College, the area also benefits from proximity to Merlin Park University Hospital, offering essential services nearby.
- Local Convenience & Lifestyle: Residents have immediate access to Ballybane Shopping Centre, featuring a SuperValu supermarket and various retail services, while local leisure options like Castlegar Pitch & Putt enhance quality of life.
- Hypothesis: The concentration of educational institutions, particularly Atlantic Technological University (ATU Galway City Campus), in the immediate vicinity of Glasan suggests that demand for this specific apartment, especially given its generous size, will remain consistently high among students or those affiliated with the university, making it a strong rental investment even if its residential value is below area averages.
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.