Carrowbaun, Westport, Co Mayo, F28 NC04
8 homes sold nearby. See what they went for — and what to bid on this one.
€549,000 · 4 Bed · 4 Bath · 238m² · Detached
Market Position
Below Typical Sale Prices
At €549,000, 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.
8 closed sales nearby · 8mo 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 €549,000, 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 €27,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €549,000, 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.
€27,450
That's what overbidding by just 5% on a €549,000 home costs you — before interest.
A €19 check before a €549,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €549,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 below the size-adjusted median, 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 · Moderate
8
Transactions Analysed
Within 3.0km
8 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrowbaun, Westport, Mayo, Mayo | 2025-04-24 | 116.1m² | |
| The Haven, Carrowbawn, Westport, Mayo | 2025-04-17 | 146m² |
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: Upgrading the C2 BER rating to a B2 could cost an estimated €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000, representing a smart investment.
Spacious Living: With 238m² of living space and 4 bedrooms, this property is larger than the median 3-bedroom properties typically sold within 100km (median 3 beds) and 20km (median 4 beds), offering ample room.
Configuration Mismatch: While the property has 4 bathrooms, the median number of bathrooms within 100km and 10km is 2, suggesting an potentially over-specified bathroom count relative to market norms.
Hypothesis: Given the C2 BER rating, a targeted investment in energy efficiency upgrades, such as improved insulation and heating systems, could not only reduce annual energy costs but also significantly enhance the property's appeal and market value in line with the 4.81% price growth rate observed in the wider market.
Amenities
Limited Local Transport: The provided data for Carrowbaun, Westport, Co Mayo, F28NC04 does not specify direct bus routes, Luas, or DART stations serving the immediate area, suggesting potential reliance on private transport.
Local Retail and Services: While specific shops and services are not detailed for F28NC04, Westport town centre is known for its range of supermarkets (e.g., SuperValu, Aldi), diverse retail outlets, and healthcare facilities like Mayo General Hospital in Castlebar (approx. 30-40 min drive).
Educational Proximity: Nearby educational facilities likely include primary schools in Westport town, such as Gaelscoil Westport and Holy Trinity National School, and secondary schools like Rice College and Westport Secondary School, catering to family needs.
Hypothesis: The property's rural setting implies a potential premium on connectivity investments; future infrastructure development, such as enhanced public transport links to Westport town or major routes, could significantly boost property value and buyer appeal.
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.