Carra, Bullaun, Alloon Lower, Co. Galway, H62 FN51
12 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 4 Bed · 4 Bath · 251m² · Detached
Market Position
Priced Within Local Sold Range
At €465,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 18mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €465,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 below the median of comparable sales, suggesting favourable entry conditions. 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
Statistical Confidence · High
12
Transactions Analysed
Within 5.0km
18 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrowmore Bullaun, Loughrea, Co Galway, Galway | 2023-09-29 | 278m² | |
| Coolfadda, Kilreekil, Loughrea, Galway | 2025-02-12 | 111.1m² |
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 Advantage: With a B2 BER rating, this property is well-positioned for energy efficiency, suggesting annual energy costs are likely €1,000-€1,400 lower compared to a D-rated property of similar size.
Generous Space: At 251.0m² with 4 bedrooms and 4 bathrooms, the property offers ample living space, exceeding typical configurations for many homes in less dense areas.
Value Optimization: While the BER is good, potential value could be further optimized by targeting an A-rating, which might cost €15,000-€25,000 but could increase market appeal and future resale value by €25,000-€35,000.
Hypothesis: The B2 BER rating, while strong, places this property in the upper quartile of energy efficiency for its size; however, a focused investment in achieving an A3-rating could unlock a significant valuation uplift, especially if the property is marketed on its long-term running cost savings to environmentally conscious buyers.
Amenities
Connectivity Gaps: The provided data does not specify any direct bus routes, train stations (e.g., Athenry Train Station), or Luas/DART stops serving Bullaun, suggesting potential reliance on private transport for connectivity.
Local Essentials: While specific local shops and schools for Bullaun are not detailed, typical rural amenities would likely include a local primary school, a small shop, and a post office, with larger retail and educational facilities requiring travel to nearby towns like Loughrea or Galway City.
Lifestyle Scope: Access to lifestyle amenities such as restaurants, cafes, and parks would predominantly be found in larger service towns surrounding Co. Galway, necessitating a 20-30 minute drive for a wider selection.
Hypothesis: The lack of specific public transport route mentions for Bullaun indicates that the property's appeal to commuters or those seeking strong public transport links may be limited, potentially capping its value appreciation in comparison to properties with direct access to major transit hubs like Galway City.
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.