Demesne, Keeraunbeg, Carraroe, Co Galway, H91 XY8R
5 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 1 Bath · 70m² · Detached
Market Position
At the Upper End of Local Sales
At €185,000, 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 · 23mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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
Price Distribution Analysis
5 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 37% 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
€185,000
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
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| An Bothar Bui, Carraroe, Co. Galway, Galway | 2023-10-11 | — | |
| Bothar Building, An Cheathru Rua, Galway, Galway | 2025-12-17 | 104.5m² |
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: With an 'F' BER rating, upgrading to a 'B2' could cost approximately €8,000-€12,000, with a potential value increase of €15,000-€20,000, representing a solid return on investment.
Space Efficiency: The 70m² size is comparable to the median of 3 beds and 2 baths in the 100km radius, but its 2 bedrooms and 1 bathroom configuration may be less desirable for families or couples seeking more space, potentially limiting its appeal.
Value Optimization: Given the 'F' BER rating, investing in energy efficiency upgrades like insulation and a more efficient heating system, costing an estimated €8,000-€12,000, could significantly improve the property's marketability and long-term value by an estimated €15,000-€20,000.
Hypothesis: The disconnect between the property's current 'F' BER rating and the median BER rating of 'unknown' (100% across all radii) within the wider market data suggests that while the current BER is a significant drawback, there is an opportunity to increase its value and marketability substantially through targeted, cost-effective energy upgrades, aligning it with a market that may implicitly favour better energy performance but lacks explicit data.
Amenities
Connectivity Limitations: The absence of specific bus routes, train stations, or Luas/DART stops mentioned for Carraroe suggests limited public transport connectivity, likely requiring reliance on private vehicles for most travel.
Local Services Access: With no specific schools, hospitals, shops, or lifestyle amenities listed for Carraroe in the provided data, residents may face considerable travel distances to access essential services and amenities.
Walkability Assessment: The rural address of Demesne, Keeraunbeg, Carraroe suggests a low walkability score, with pedestrian access likely limited to local roads and potentially requiring significant travel to reach commercial centres or parks.
Hypothesis: The scarcity of specified amenities and transport links in Carraroe, coupled with its location outside Dublin, indicates that future property value appreciation will be heavily contingent on significant local infrastructure development, such as improved public transport links or the establishment of key services, which are not currently evident in the provided data.
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.