Curries, Ballymoe, Ballymoe, Co. Galway, F45 Y171
3 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 2 Bed · 1 Bath · 100m² · Detached
Market Position
Significantly Above Local Sales
At €450,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 23mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 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 median of comparable sales. 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.
Financial Exposure · 125% 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
€450,000
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
3
Transactions Analysed
Within 5.0km
23 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Ashbrook, Ballymoe, Galway, Galway | 2025-06-20 | — | |
| The Sycamores, Turlough, Ballymoe, Galway | 2024-07-16 | 105.8m² |
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 Rating Impact: The SI_666 BER rating likely indicates a property with significant scope for energy efficiency improvements; upgrading from a typical 'D' rating (estimated annual energy costs €1,800-€2,200) to a 'B2' could cost €8,000-€12,000 and increase property value by €15,000-€20,000.
Space Efficiency: A 100m² detached property with 2 bedrooms and 1 bathroom suggests a potentially inefficient layout for modern family needs or guest accommodation, which could impact its market appeal compared to similarly sized properties with more bathrooms.
Value Optimization Opportunity: Given the large gap between estimated value and asking price, and the potentially suboptimal BER, investing in targeted energy upgrades and potentially a bathroom renovation could unlock significant value and improve marketability.
Hypothesis: The property's rural setting and modest size (100m²) for a detached dwelling, coupled with a low BER, suggest it was built for a different era of housing needs; modernizing its energy performance and bathroom facilities could bridge the value gap to comparable rural properties with better specifications.
Amenities
Limited Transport Connectivity: As a property located in Ballymoe, Co. Galway, it is unlikely to be directly served by specific Dublin Bus routes, Luas, or DART stations; residents would likely rely on local rural transport or private vehicles.
Rural Amenity Access: Shopping and retail access would likely be limited to local village shops, with larger supermarkets requiring travel to towns like Tuam or Galway City; specific nearby shops are not detailed in the provided data.
Healthcare Proximity Unknown: Access to specific hospitals, clinics, or pharmacies in Ballymoe or its immediate vicinity is not detailed in the provided data, but would likely require travel to a larger service center.
Hypothesis: The property's isolated location in Ballymoe, Co. Galway, strongly suggests that its primary appeal lies in its rural tranquility and potential for a self-sufficient lifestyle, rather than access to urban amenities or robust public transport infrastructure, making its value proposition heavily reliant on buyer preference for seclusion.
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.