Derryherbert, Letterfrack, Co.Galway
11 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 3 Bed · 2 Bath · 119m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 23mo 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 €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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
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 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
Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
23 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 |
|---|---|---|---|
| Derryherbert, Letterfrack, Galway, Galway | 2023-09-06 | — | |
| Village Lodge, Derryherbert, Letterfrack, Galway | 2023-08-29 | 118m² |
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 C Rating: The BER C rating indicates moderate energy efficiency, with potential annual energy cost savings of €300-€500 compared to a D-rated property of similar size, suggesting a need for potential upgrades for greater efficiency.
Size and Configuration: At 119m² with 3 bedrooms and 2 bathrooms, the property offers a standard configuration for a detached family home, aligning with typical market expectations for this type of dwelling.
Value Optimization: To improve its market appeal and long-term value, investing in insulation and heating upgrades could raise the BER rating to B, potentially costing €6,000-€9,000 and increasing property value by €10,000-€15,000.
Hypothesis: The C BER rating, while not poor, presents a clear opportunity for value enhancement; investing in targeted energy efficiency upgrades could not only reduce running costs by an estimated €300-€500 annually but also significantly bolster the property's resale value and attractiveness in a market increasingly focused on sustainability.
Amenities
Limited Public Transport: There are no direct mentions of specific bus routes, train stations, Luas stops, or DART stations serving Derryherbert, Letterfrack, suggesting a reliance on private transport.
Local Amenities Scarce: Specific educational facilities, healthcare access points (hospitals, clinics, pharmacies), shopping centres, or childcare services are not detailed for Derryherbert, Letterfrack, indicating a need for travel to larger towns for these services.
Rural Lifestyle: The property is located outside Dublin, implying a more rural setting with potentially fewer immediate lifestyle amenities like restaurants, cafes, or gyms within easy walking distance.
Hypothesis: The lack of specific public transport routes and readily available local amenities in Derryherbert, Letterfrack, strongly suggests that property valuation is primarily driven by the intrinsic qualities of the property and its natural surroundings, rather than commuter convenience or access to urban services, hence the disconnect with price expectations from more connected areas.
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.