Cooleeny, Kilreekil, Loughrea, Co Galway, Loughrea, Co. Galway, H62 HC96
5 homes sold nearby. See what they went for — and what to bid on this one.
€580,000 · 5 Bed · 3 Bath · 355m² · Detached
Market Position
At the Upper End of Local Sales
At €580,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 18mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €580,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €29,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€29,000
That's what overbidding by just 5% on a €580,000 home costs you — before interest.
A €19 check before a €580,000 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
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €580,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
Financial Exposure · 53% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€580,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
18 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 |
|---|---|---|---|
| 6 Pine Crescent, Drumgola Wood, Cavan, Cavan | 2025-11-06 | 128.2m² | |
| 11 Hillview, Ballinlough, Roscommon, Roscommon | 2024-04-04 | — |
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 Uncertainty: The property has a BER rating of 'BER_PENDING' and 'Unknown' energy rating, providing no immediate insight into its energy efficiency or potential running costs.
Details
- Size Benchmark: At 355.0m², the property is considerably larger than the median of 3 bedrooms and 2 bathrooms found within the 100km radius (median beds: 3, median baths: 2), suggesting it offers ample space.
- Upgrade Opportunity: Given the pending BER status, a D-rated property of this size could incur upgrade costs of €15,000-€25,000 to reach a B2 rating, potentially increasing its market value by €20,000-€30,000 and significantly lowering future energy bills compared to an estimated €1,800-€2,200 for a D-rated home of this size.
- Hypothesis: The lack of a defined BER rating is a significant factor. If the property's actual BER is poor (e.g., D, E, or F), the cost of improvements could exceed €25,000, potentially negating any immediate value gains and making the current asking price unsustainable without substantial price adjustment.
Amenities
Limited Local Transport: The provided data does not list specific bus routes, train stations, Luas, or DART stops serving Cooleeny, Kilreekil, Loughrea, suggesting potentially limited public transport connectivity.
Details
- Distance to Services: While specific amenities are not detailed for this exact address, Loughrea town is known to have services such as primary and secondary schools (e.g., Gaelscoil an Locha), supermarkets (e.g., Tesco, Lidl), and healthcare facilities (e.g., Loughrea Primary Care Centre).
- Rural Setting Implication: The property's location outside a major urban center and lack of specific transport route data indicates that reliance on private transport is likely essential for accessing a wider range of amenities and services.
- Hypothesis: The absence of specific public transport links in the raw data for this address suggests that the property is situated in a more rural setting, likely necessitating reliance on private vehicles for most journeys, which could impact its appeal to a broader demographic of buyers seeking convenient access to urban amenities.
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.