Cloonrane, Ballindine, Milltown, Co. Galway, F12 YV97
15 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 4 Bed · 2 Bath · 135m² · Detached
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 16mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 €260,000 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 sits marginally below the size-adjusted median. 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
16 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| 1 Station Road, Ballindine, Co Mayo, Mayo | 2025-07-25 | 120m² | |
| Newtown, Ballindine, County Mayo, Mayo | 2025-10-24 | — |
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 Opportunity: Upgrading the E1 BER rating to a C1 would typically cost €15,000 - €20,000 but could increase the property's market value by €25,000 - €35,000, offering a strong return on investment.
Details
- Generous Sizing: At 135.0m², the property offers a substantial living space, fitting the 'Large' size category and aligning well with the 4-bedroom count.
- Value Optimization Needed: The current E1 BER rating suggests potential for significant annual energy cost increases of approximately €1,000-€1,500 compared to a C-rated property of similar size and specifications in the area, impacting long-term running costs.
- Hypothesis: Buyers in this specific rural Co. Galway location may prioritize space and number of bedrooms over immediate energy efficiency due to lower ambient energy costs and a willingness to invest in upgrades post-purchase, making the E1 rating a negotiable point rather than a dealbreaker.
Amenities
Limited Direct Transport: The immediate Ballindine area is not directly served by major public transport routes; the nearest significant train station is Ballyhaunis, approximately 10km away, requiring reliance on private transport.
Details
- Local Educational Access: Nearby educational facilities include primary schools such as Scoil Naomh Pádraig in Ballindine (approx. 3km) and secondary schools like Mount St. Michael Secondary School in Claremorris (approx. 15km).
- Rural Service Access: Local amenities are dispersed, with primary shopping likely in nearby towns like Milltown (approx. 6km) or Claremorris (approx. 15km) for supermarkets and retail, while healthcare access would typically be through local GPs and the main hospital in Castlebar (approx. 30km).
- Hypothesis: The property's value proposition leans heavily on its rural setting and potential for a larger plot, with buyers likely prioritizing privacy and space over immediate access to extensive public transport or a high density of local amenities, accepting longer travel times for services.
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.