Calveagh Lower, Carracastle, Ballaghaderreen, Co. Roscommon, F45 EW77
5 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
Below Typical Sale Prices
At €129,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
5 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
Before you bid €129,000, 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 €6,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€6,450
That's what overbidding by just 5% on a €129,000 home costs you — before interest.
A €19 check before a €129,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €129,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
5
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 · 5 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.
Details
- 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.
Details
- 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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.