Bohercuill, Belclare, Caherlistrane, Co. Galway, H54 AX94
19 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 1 Bath · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 19 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
19 closed sales nearby · 15mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €20,250 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€20,250
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
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.
No asking price is listed. The chart shows the verified closed sales distribution for 19 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 3.7% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
19
Transactions Analysed
Within 5.0km
15 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| Pollnahallia, Belclare, Tuam, Galway | 2025-09-18 | 181m² | |
| Manusflynn, Belclare, Tuam, Galway | 2025-02-19 | 108.4m² |
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
BER Efficiency: The property has a SI_666 BER rating, which is poor and will likely result in higher annual energy costs compared to properties with better ratings.
Upgrade Investment: Improving the BER from SI_666 to a B2 rating could cost approximately €10,000-€15,000, with a potential increase in property value of €20,000-€25,000.
Space Configuration: With 120.0m² and 4 bedrooms, the property offers a decent amount of space, but the single bathroom could be a significant drawback for a 4-bedroom family home, potentially impacting market appeal and resale value.
Hypothesis: The SI_666 BER rating, combined with a single bathroom in a 4-bedroom house, suggests a property that requires significant investment to meet modern buyer expectations, with a strategic focus on upgrading both energy efficiency and bathroom facilities likely to yield the highest return on investment.
Amenities
Limited Transport Links: There are no specific bus routes, train stations, Luas or DART stops mentioned for this rural address (Bohercuill, Belclare, Caherlistrane), suggesting a strong reliance on private transport.
Rural Isolation: Specific local amenities such as schools, shops, or healthcare facilities are not detailed for this precise location, indicating that residents may need to travel considerable distances for services.
Low Density Area: The mention of only 2 properties within a 1km radius highlights the sparse development in this area, suggesting a lack of immediate local services and a potentially limited social infrastructure.
Hypothesis: The property's location in a sparsely populated rural area with unlisted public transport and specific amenities suggests that its value is heavily tied to its intrinsic qualities and land, rather than its proximity to services, making it appealing to buyers seeking seclusion but challenging for those prioritizing convenience and connectivity.
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.