Carrowntober Oughter, Balla, Balla, Co. Mayo, F23 H328
6 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 72m² · Semi-D
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 16mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
These signals interact — full analysis in report.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
16 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 College Woods, Balla, Mayo, Mayo | 2024-05-17 | 97m² | |
| 47 College Woods, Balla, County Mayo, Mayo | 2024-10-11 | 91m² |
Transactions within a 3.0km radius and 24-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 Opportunity: With an E1 BER rating, upgrading to a C1 rating would cost an estimated €9,000-€14,000 and could increase the property's value by €18,000-€25,000, presenting a strong return on investment.
Details
- Mid-Range Size, Lower Bedroom Count: The 72.0m² size is comparable to the median 3-bedroom properties within a 100km radius (median 3 beds), but this property's 2 bedrooms may limit its appeal to families seeking more space, potentially impacting its resale value.
- Value Optimization Through Refurbishment: The E1 BER rating suggests potential for significant energy cost savings and increased marketability. Investing in insulation, heating system upgrades, and potentially solar panels for an estimated €10,000-€16,000 could reduce annual energy bills by €900-€1,300 compared to properties with similar low ratings.
- Hypothesis: The E1 BER rating presents a significant opportunity for value enhancement through targeted energy efficiency upgrades. A successful upgrade to a C-rated BER could not only recoup the investment through increased property value but also attract a wider buyer pool seeking lower running costs, a crucial factor in the current market.
Amenities
Limited Direct Public Transport: While the property is located in Co. Mayo, there are no specific bus routes, train stations, Luas, or DART stations listed as directly serving Carrowntober Oughter, Balla, indicating a reliance on private transport for connectivity.
Details
- Basic Local Amenities: The nearest identifiable services would likely be in the town of Balla, which would typically offer a post office, local shops, and potentially a primary school, but specific names like 'Balla National School' or 'SuperValu Balla' are not provided.
- Remote Lifestyle Focus: The property's location outside a major urban center suggests a lifestyle that prioritizes a quieter environment, with local parks and country walks being the primary lifestyle amenities, rather than urban conveniences like numerous cafes, restaurants, or gyms.
- Hypothesis: The lack of specific public transport and urban amenities data for Carrowntober Oughter suggests that the property's value is primarily driven by its rural setting and the potential for a peaceful lifestyle, rather than by immediate access to a broad range of services or strong commuter links, which may appeal to a niche buyer segment.
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.