Cahergowan, Claregalway, Co. Galway, H91 W8PA
6 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 4 Bed · 2 Bath · 176m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 0/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 14mo recency · Moderate 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 €495,000, 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 €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 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
Financial Exposure · 15% 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
€495,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 Sli An Bradain, Claregalway, Galway, Galway | 2025-06-11 | 171m² | |
| 12 Lakeview, Claregalway, Galway, Galway | 2025-03-04 | — |
Transactions within a 3.0km 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
BER Investment Opportunity: With a C3 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs by approximately €1,000-€1,400 compared to D-rated homes.
Generous Proportions: At 176m², this property offers a very large living space, exceeding the median of 3 bedrooms and 2 bathrooms found in the 10km radius market, providing ample room for families.
Value Optimization Potential: While the BER is C3, the significant size and 4-bedroom configuration of this detached property, compared to the 3-bedroom median in the 10km area, offer a solid foundation for value enhancement through targeted energy efficiency upgrades.
Hypothesis: Given the C3 BER rating and the significant price premium (€122,500 higher than the 10km median sale price) for this property, future value appreciation will likely be significantly influenced by the owner's investment in energy efficiency upgrades, potentially closing the gap with higher-rated properties in the long term.
Amenities
Connectivity Hub: Claregalway benefits from Bus Eireann routes, including the 409 serving Galway City Centre, and is within a reasonable driving distance to Galway Train Station.
Local Essentials: Residents have access to Scoil Mhuire primary school and Coláiste Chiaráin secondary school in Claregalway, with the Galway Clinic and Bon Secours Hospital accessible within a short drive for healthcare.
Village Amenities: Local amenities include shops like Molloy's Supermarket, cafes, and family services, with access to natural spaces like Claregalway Woods providing recreational opportunities.
Hypothesis: The continued development and planned infrastructure upgrades in the wider Galway region, particularly potential improvements to public transport links connecting Claregalway to Galway City, are likely to further enhance the property's appeal and value by reducing commuter times.
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.