Both Chuanna Thoir, Spiddal, Co Galway, H91 TP0N
6 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 4 Bed · 1 Bath · 68m² · 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 6 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
6 closed sales nearby · 19mo recency · Low 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
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 €14,061 — 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.
€14,061
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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 6 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 — 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 · Low
6
Transactions Analysed
Within 3.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Radharc Na Run, Spiddal, Co Galway, Galway | 2024-12-20 | — | |
| Spiddal, County Galway, Galway | 2024-09-16 | 235m² |
Transactions within a 3.0km radius and 24-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 Efficiency Concern: The property has a G BER rating, meaning substantial investment is likely required for upgrades; improving from G to a C-rated equivalent could cost approximately €15,000 - €20,000, potentially increasing the property's value by €20,000 - €25,000.
Space Utilisation: With 4 bedrooms and 1 bathroom in 68m², the layout is very compact, offering approximately 17m² per bedroom, which is significantly smaller than typical contemporary expectations for family homes and may limit buyer appeal.
Value Enhancement Opportunity: Given the G BER rating, significant improvements in insulation, heating systems, and potential window replacements would be necessary, representing an investment of €15,000-€20,000, which could yield a return of €20,000-€25,000 through enhanced marketability and reduced future energy costs.
Hypothesis: The current G BER rating, combined with the 4-bedroom configuration within a 68m² footprint, suggests a property designed for efficiency in a past era; future value appreciation will likely be heavily dependent on the owner's willingness to invest in significant energy upgrades and potentially reconfigure the internal layout to better suit modern living standards.
Amenities
Limited Public Transport: While Spiddal is served by Bus Éireann routes (e.g., 424 linking to Galway city), there are no train stations, Luas, or DART stops within proximity, indicating a reliance on private vehicles for most travel.
Local Retail and Services: Spiddal village offers essential amenities including local shops, a post office, and some cafes and restaurants, catering to daily needs within walking or short driving distance.
Educational Proximity: There are primary schools within Spiddal village and secondary schools in nearby towns like Galway city, providing options for families, though specific names and distances are not detailed in the provided data.
Hypothesis: The property's location in Spiddal, Co Galway, offers a strong lifestyle amenity focused on coastal living and a close-knit community feel, but its appeal to buyers prioritising extensive public transport links and a wide array of retail options may be limited compared to properties closer to Galway city, suggesting a trade-off between rural tranquility and urban convenience.
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.