Carrowmore, Abbeyknockmoy, Monivea, Co. Galway, H54 AK11
23 homes sold nearby. See what they went for — and what to bid on this one.
€80,000 · 3 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €80,000, 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.
23 closed sales nearby · 22mo 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 €80,000, 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 €4,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €80,000, 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.
€4,000
That's what overbidding by just 5% on a €80,000 home costs you — before interest.
A €19 check before a €80,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €80,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 · High
23
Transactions Analysed
Within 5.0km
22 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Finches, Abbert, Abbeyknockmoy, Galway | 2025-04-04 | 181m² | |
| Ryehill, Monivea, Co. Galway, Galway | 2025-12-19 | 145m² |
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
Costly BER Upgrade: To improve from the E1 BER rating to a C2, an estimated €10,000-€15,000 investment in insulation, heating system upgrades, and window replacements could be required, potentially increasing property value by €18,000-€25,000.
Details
- Energy Cost Burden: The E1 BER rating suggests annual energy costs could be around €1,600-€2,000, significantly higher than the €700-€1,000 estimated for a B-rated property of similar size in the region.
- Suboptimal Configuration: While the property has 3 bedrooms, the single bathroom configuration for a 120m² detached house may present a lifestyle mismatch for some buyers in an area where the median for properties within 100km is 2 bathrooms.
- Hypothesis: The current E1 BER rating and single bathroom configuration present a significant opportunity for value enhancement through targeted renovations; investing €15,000-€20,000 in BER improvements and a second bathroom could position this property to capture a €30,000-€40,000 uplift in resale value, moving it closer to the €300,000+ mark seen in the wider area.
Amenities
Limited Public Transport: Abbeyknockmoy's rural location means direct public transport is scarce; the nearest significant bus services, such as Bus Éireann routes to Galway City, likely require travel to larger towns like Tuam (approx. 15km away).
Details
- Local Educational Access: The closest primary school is likely Abbeyknockmoy National School, with secondary options such as Presentation College, Athenry or St. Jarlath's College, Tuam requiring travel of over 10km.
- Rural Lifestyle Amenities: Local amenities would typically include a village shop and community centre in Abbeyknockmoy, with more comprehensive retail and healthcare services available in nearby towns like Athenry or Tuam, both approximately a 15-20 minute drive.
- Hypothesis: The property's location, while offering rural tranquility, presents a significant reliance on private transport for accessing essential services and employment centres; investing in improved local infrastructure, such as enhanced bus links to Galway City or regional hubs, could dramatically increase the property's appeal and future value appreciation, bringing it more in line with properties in better-connected areas.
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.