Crofton Park Lodge, Crofton Park, Ballina, Co. Mayo, F26 AN49
11 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 6 Bed · 7 Bath · 273m² · Detached
Market Position
Below Typical Sale Prices
At €400,000, 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.
11 closed sales nearby · 19mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 size-adjusted median, 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
11
Transactions Analysed
Within 5.0km
19 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gorteens, Ballina, County Mayo, Mayo | 2025-07-11 | 223m² | |
| 18 Nephin Court, Killala Rd, Ballina, Mayo | 2025-02-18 | 165m² |
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
Significant BER Upgrade Opportunity: With a C2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs compared to current levels.
Details
- Spacious Configuration: The property offers a substantial 273m² of living space with 6 bedrooms and 7 bathrooms, which is considerably larger than the median 3 bedrooms and 2 bathrooms found in the market within 100km.
- Value Optimization Potential: While spacious, the C2 BER rating represents a key area for potential value enhancement through energy efficiency upgrades, which are often a significant factor for buyers in the current market.
- Hypothesis: The large number of bathrooms (7) relative to bedrooms (6) might indicate a non-standard layout or an emphasis on en-suite facilities, which could be a niche appeal or a factor requiring adjustment to meet broader buyer preferences for more conventional bedroom-focused configurations.
Amenities
Limited Public Transport: Within a 10km radius, there are no listed Luas or DART stations, and the nearest bus routes serving Ballina are not specified, suggesting reliance on private transport for connectivity.
Details
- Local Amenities Access: Ballina town centre offers essential retail, including multiple supermarkets like Tesco and Aldi, along with various local shops and restaurants, supporting daily needs.
- Healthcare Proximity: Mayo University Hospital is located in Castlebar (approx. 30-40 minute drive), and local GP services and pharmacies would be available within Ballina town itself.
- Hypothesis: Given the property's location outside of a major urban hub, its value proposition will likely hinge on its appeal as a rural retreat or family home where proximity to extensive public transport is less critical, with local Ballina amenities providing sufficient convenience for residents.
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.