Ballymariscal, Ardrahan, Co. Galway, H91 TD9N
16 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 4 Bed · 5 Bath · 199m² · Detached
Market Position
At the Upper End of Local Sales
At €520,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 13mo 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 €520,000, 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 €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, 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.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
13 months
Data Freshness
Most recent sale age
±13%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballylara, Labane, Ardrahan, Galway | 2024-07-02 | — | |
| Ballymarchaun, Ardrahan, Galway, Galway | 2024-05-23 | — |
Transactions within a 5.0km radius and 36-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
Moderate BER Value: With a C2 BER rating, this property's annual energy costs are likely in the €1,200-€1,600 range; upgrading to a B2 could potentially reduce these costs by €300-€500 annually and add €10,000-€15,000 in value.
Generous Space: At 199.0m², the property offers ample living space, which is a significant advantage in a market where larger family homes are often in demand.
Value Optimization Opportunity: The property's C2 BER rating presents an opportunity; investing in insulation and window upgrades could improve its rating and appeal, potentially increasing its market value by an estimated €10,000-€15,000.
Hypothesis: The C2 BER rating, while acceptable, lags behind the emerging standard of B-rated homes in Galway, suggesting that strategic energy efficiency upgrades could unlock a significant value premium, especially as energy costs continue to be a primary concern for buyers.
Amenities
Limited Direct Transport: The absence of specific bus routes, Luas, or DART stations mentioned for Ardrahan suggests that public transport connectivity to major hubs is likely to be limited, potentially requiring reliance on private transport or local bus services.
Rural Lifestyle Amenities: While specific amenities aren't detailed, the Ardrahan area is typically characterized by proximity to natural landscapes, local primary schools, and community-focused services rather than large retail centres.
Family Focus Expected: Given the rural setting, expect a focus on local national schools and community-based childcare facilities, with greater access to larger shopping and healthcare facilities likely requiring travel to nearby towns like Gort or Galway City.
Hypothesis: The lack of specific public transport infrastructure in Ardrahan suggests that properties in this area appeal to buyers prioritizing a rural lifestyle and willing to use private transport, with their value appreciation potentially tied more to local community development and scenic appeal than to commuter links.
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.