Devleash, Kiltimagh, Kiltimagh, Co. Mayo, F12 FW11
22 homes sold nearby. See what they went for — and what to bid on this one.
€65,000 · 3 Bed · 1 Bath · 93m² · Detached
Market Position
Below Typical Sale Prices
At €65,000, 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.
22 closed sales nearby · 18mo 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 €65,000, 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 €3,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €65,000, 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.
€3,250
That's what overbidding by just 5% on a €65,000 home costs you — before interest.
A €19 check before a €65,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 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
22
Transactions Analysed
Within 5.0km
18 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Balloorclerhy, Kiltimagh, County Mayo, Mayo | 2025-02-25 | 49m² | |
| Ballure, Kiltimagh, Mayo, Mayo | 2024-03-04 | 181m² |
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 is likely to be poor, suggesting potential annual energy costs of €1,800-€2,200, compared to €800-€1,200 for properties with a B2 rating or higher.
Upgrade Investment: Upgrading from a poor BER rating to a C1 would likely cost between €10,000-€15,000 but could increase the property's value by €18,000-€25,000.
Size Efficiency: With 93.0m² of space and 3 bedrooms, the property offers a reasonable density of 31m² per bedroom, aligning with typical detached house configurations.
Hypothesis: Given the low asking price and potentially poor BER rating, a strategic investment in insulation and heating upgrades, costing approximately €10,000-€15,000, could improve the property's BER from 'SI_666' to a C1, potentially increasing its market value by €18,000-€25,000 based on a 10km radius market where median sale prices are €185,000.
Amenities
Transport Connectivity: Kiltimagh is served by Bus Éireann routes, likely including routes connecting to larger towns like Castlebar and Claremorris, offering basic regional connectivity.
Local Services: The property is situated in Kiltimagh, which typically offers essential local amenities such as a local shop, post office, and primary school (e.g., St. Aidan's National School).
Healthcare Access: Access to healthcare would likely involve travel to the larger town of Castlebar, approximately 15-20 minutes away, which hosts Mayo University Hospital and various clinics.
Hypothesis: While Kiltimagh itself offers basic local services, its connectivity to larger hubs like Castlebar (approx. 15-20 min drive) for healthcare and shopping means that a lack of direct public transport links to these centres could limit its appeal to non-drivers, as evidenced by the 100km radius's average of 3.93% price growth on 295 monthly sales, a contrast to the property's asking price.
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.