cottage on c.2.9 acres at culmore, kilkelly, co. mayo
18 homes sold nearby. See what they went for — and what to bid on this one.
€75,000 · 3 Bed · 1 Bath · 93m² · Bungalow
Market Position
Below Typical Sale Prices
At €75,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
18 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 €75,000, 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 €3,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €75,000, 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.
€3,750
That's what overbidding by just 5% on a €75,000 home costs you — before interest.
A €19 check before a €75,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 below the median of comparable sales, suggesting favourable entry conditions. 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
18
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Culmore Grove, Kilkenny, Mayo, Mayo | 2024-05-10 | 167m² | |
| Swinford Road, Kilkelly, Co. Mayo, Mayo | 2024-01-30 | — |
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 Unknown: The property's BER rating is listed as 'Unknown' (SI_666), indicating a crucial missing piece of information for energy efficiency assessment and potential future running costs.
Upgrade Opportunity: Should the 'Unknown' BER prove to be a low rating (E, F, or G), an upgrade to a B2 standard could require an investment of €15,000-€25,000, but could significantly increase property value by €25,000-€40,000.
Standard Size, Limited Bathroom: At 93m² with 3 bedrooms, the property is a standard size for a family home, matching the 10km median bedroom count; however, its single bathroom is below the 10km median of 2 bathrooms, potentially limiting appeal for some buyers.
Hypothesis: Given the bungalow's unknown BER and below-median bathroom count, its potential for substantial value appreciation lies heavily in a buyer's willingness to invest in modernizing and improving its energy efficiency, transforming it into a more competitive offering in a market where higher BER properties command a premium.
Amenities
Rural Transport Reliance: Located in Culmore, Kilkelly, Co. Mayo, transport connectivity primarily relies on private vehicles, as specific public transport services like Luas, DART, or frequent numbered Bus Éireann routes are not prevalent; the nearest train stations would be in towns such as Ballyhaunis or Claremorris, requiring car access.
Local Educational & Services: Kilkelly village offers essential local amenities, including Kilkelly National School, and local pharmacies; for secondary education, St. Joseph's Secondary School in nearby Charlestown serves the wider community.
Lifestyle & Space Focus: Lifestyle amenities reflect a rural setting, with local village shops and community facilities, while specific restaurants or cafes are limited to local establishments; the property's 2.9 acres provide significant private outdoor space, compensating for a lack of expansive public parks typically found in urban areas.
Hypothesis: While traditional urban amenities are limited, the property's generous 2.9-acre plot and proximity to essential village services like the local national school position it as an ideal choice for buyers prioritizing space, privacy, and a quieter, community-focused lifestyle over extensive public transport or urban retail, potentially appealing to those seeking a countryside retreat.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.