Cloonascragh, Belclare, Caherlistrane, Co. Galway, H54 RK38
15 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 1 Bath · 122m² · Detached
Market Position
Priced Above Local Sales
At €275,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
15 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 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 · High
15
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Emone, Belclare, Tuam, Galway | 2023-10-10 | — | |
| Ballintleva, Belclare, Tuam, Galway | 2025-02-12 | 114m² |
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
Energy Efficiency Opportunity: With a D2 BER rating, upgrading to a B2 rating would cost an estimated €8,000-€12,000 but could increase the property's market value by €15,000-€20,000; current annual energy costs are €1,800-€2,200, compared to €800-€1,200 for B-rated properties, offering €1,000-€1,400 in annual savings.
Details
- Bathroom Configuration: The property's single bathroom falls short of the median 2-3 bathrooms observed in 4-bedroom properties sold within a 10-20km radius, which might impact buyer appeal and valuation compared to functionally superior homes.
- Spacious Detached Home: At 122m², this 4-bedroom detached property offers ample living space, categorized as 'Large', which is a significant advantage over smaller or semi-detached homes in the area.
- Hypothesis: Given the local market's tendency for properties to sell above asking, a strategic investment in a bathroom addition or conversion to meet the area's median 2+ bathroom standard could unlock a significant premium, potentially exceeding the renovation cost and boosting buyer interest.
Amenities
Car-Dependent Connectivity: The property is primarily car-dependent, with connections to Galway City (approx. 30-40km) via the N84, and local access to Bus Éireann routes such as the 428 (Galway-Headford) and 434 (Tuam-Headford), requiring travel to designated stops.
Details
- Essential Local Services: Daily needs are served by local shops and post offices in Belclare and Caherlistrane, with broader shopping available in Headford (e.g., SuperValu) and Tuam (Tesco, Dunnes Stores, Aldi, Lidl), both within a 10-15km drive.
- Community-Centric Education: The area offers local primary education at Belclare National School and Caherlistrane National School, with secondary options in Headford (Presentation College Headford) and Tuam, along with local childcare facilities, making it suitable for families.
- Hypothesis: While lacking urban-style public transport, the property's rural setting near the N84 and proximity to the growing towns of Headford and Tuam positions it as an attractive option for buyers seeking space and community, who prioritise car-based travel over public transit, especially given the rise of remote work.
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.