Barnacahoge, Swinford, Barnacahoge, Co. Mayo, F12 VX49
19 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 4 Bed · 2 Bath · Detached
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Market Position
At the Upper End of Local Sales
At €300,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 closed sales nearby · 18mo 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 5.0km · 36 months. 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.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 20% 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
€300,000
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
19
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±17%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Barnacoogue, Swinford, Mayo, Mayo | 2024-06-10 | — | |
| Curryaun, Swinford, Co Mayo, Mayo | 2023-07-24 | 116.5m² |
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
Average BER: With a C1 BER rating, this property sits in the middle tier for energy efficiency; potential annual energy cost savings compared to a D-rated property of similar size (estimated €1,800-€2,200) could be around €800-€1,200.
Standard Size: At 120m², the property offers a standard living space with 4 bedrooms and 2 bathrooms, aligning with typical family home configurations.
Value Optimization: Upgrading from a C1 BER to a B2 rating (e.g., through enhanced insulation and heating systems) could cost an estimated €7,000-€10,000 and potentially increase the property's market value by €10,000-€15,000.
Hypothesis: The C1 BER rating, while average, presents a tangible opportunity for value enhancement; by investing in targeted energy upgrades to achieve a B rating, the owner could realize a favorable return on investment within 5-8 years based on projected energy cost savings and increased resale value.
Amenities
Limited Public Transport: Barnacahoge is outside a major urban center, meaning specific public transport routes like Luas, DART, or frequent Dublin Bus services are unlikely to serve this precise rural location directly.
Rural Lifestyle: The property is situated in a rural setting, implying local amenities such as schools, healthcare, and retail will likely require travel to nearby towns like Swinford, which would host facilities like Scoil Mhuire Gan Smál or local pharmacies.
Travel Dependency: Expect reliance on private transport for accessing essential services, with the nearest significant supermarket or hospital likely located at least a 10-15 minute drive away in Swinford or further afield.
Hypothesis: The property's rural location in Barnacahoge, while offering tranquility, points to a market segment prioritizing lower purchase prices over immediate access to extensive amenities, suggesting that value appreciation will be driven more by regional infrastructure improvements (e.g., better N5 road access) than by local amenity development.
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.