Cloch A'Leachta, Rosmuck, Co Galway, H91 NX0P
5 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 15mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €270,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €15 check before a €270,000 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
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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
15 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 |
|---|---|---|---|
| Turlough, Rosmuc, Co Galway, Galway | 2024-09-05 | — | |
| Derryrush, Connemara, Galway, Galway | 2025-12-05 | — |
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 Improvement Potential: Upgrading the G-rated BER to a C1 would require an estimated €15,000-€20,000 in insulation, heating system, and window replacements, but could increase the property's value by €25,000-€30,000.
Energy Cost Burden: The current G BER rating suggests annual energy costs for this 120m² property could range from €2,500-€3,000, significantly higher than a C-rated property's estimated €1,200-€1,600.
Space Efficiency: At 120m², this 3-bedroom, 1-bathroom detached house offers a reasonable living space, but the single bathroom may be a constraint for a family or when hosting guests.
Hypothesis: Given the G BER rating, a buyer could leverage a post-purchase renovation to achieve a significant return on investment, potentially increasing the property's value by over 10% if energy efficiency upgrades are strategically implemented to meet at least a C rating, especially if local comparable sales show a premium for better BERs.
Amenities
Limited Public Transport: Rosmuck is not directly served by any specific bus routes, Luas, or DART stations, requiring significant reliance on private transport for connectivity.
Rural Amenities: Access to specific educational facilities like Scoil Bhriain Naofa and healthcare services would necessitate travel to nearby towns such as Carraroe or Galway city.
Basic Local Services: Shopping and retail options are minimal in Rosmuck itself, with residents likely travelling to larger centres for supermarkets and a wider range of shops.
Hypothesis: The property's appeal in Rosmuck is primarily driven by its rural setting and potential for a quieter lifestyle, rather than its proximity to urban amenities, suggesting that buyers seeking convenience and extensive services would likely find this location unsuitable.
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.