Calveagh Lower, Carracastle, Ballaghaderreen, Co. Roscommon, F45 EW77
4 homes sold nearby. See what they went for — and what to bid on this one.
€129,000 · 2 Bed · 1 Bath · 77m² · Detached
Market Position
Priced Above Local Sales
At €129,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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.
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
€129,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Barrow, Carracastle, County Mayo, Mayo | 2024-11-26 | 115m² | |
| Cloonierin, Kilmovee, Ballaghadereen, Mayo | 2024-12-19 | 70m² |
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
Significant BER Upgrade Potential: With a G BER rating, upgrading to a C rating could cost an estimated €15,000-€20,000, potentially increasing the property's value by €25,000-€30,000.
Energy Costs Exceeding Norms: A G BER rating likely results in annual energy costs of €2,500-€3,500, which is significantly higher than the €1,000-€1,500 estimated for a C-rated property of similar size.
Compact Living Space: At 77.0m², the property offers a modest living area, which aligns with the median of 2 bedrooms and 1 bathroom but is smaller than the median 3 bedrooms and 2 bathrooms found in the 10km radius market.
Hypothesis: Investing in comprehensive insulation and heating system upgrades to achieve a B-rated BER would represent a significant capital expenditure of €25,000-€35,000 but could unlock an additional €40,000-€50,000 in market value, transforming it from a bargain to a competitive property in the regional market.
Amenities
Limited Public Transport: There are no direct Luas, DART, or national train stations serving Ballaghaderreen; nearest bus services would likely require local transfers, impacting commuter convenience.
Essential Services Available Locally: Ballaghaderreen town centre, approximately 5km away, offers basic shopping with a SuperValu supermarket, as well as local primary schools like Scoil Naomh Mhuire and secondary education options.
Healthcare Access Requires Travel: The nearest significant hospital is Mayo University Hospital in Castlebar, approximately a 45-minute drive (50km), indicating a reliance on private transport for medical needs.
Hypothesis: The lack of direct public transport links and proximity to major employment hubs means that properties in Carracastle are primarily valued for their rural lifestyle appeal rather than commuter potential, and any future infrastructure development focusing on connectivity to larger towns like Roscommon or Sligo could significantly boost property values.
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.