Doon East, Rosscahill, Co. Galway, H91 D74C
14 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 5 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €250,000, 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.
14 closed sales nearby · 22mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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
14
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±15%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Doon East, Oughterard, Galway, Galway | 2024-04-05 | 255m² | |
| Doon West, Roscahill, Galway, Galway | 2023-09-08 | 189m² |
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 C3 - Upgrade Potential: A BER C3 rating suggests an annual energy cost of approximately €1,400-€1,800; upgrading to a B2 rating could cost €8,000-€12,000 and potentially reduce annual costs by €400-€600, increasing property value.
Spacious Configuration: With 5 bedrooms and 120m² of space, this bungalow offers more bedrooms than the median of 3 for the 100km radius market, providing ample living space.
Value Optimization: While the asking price is €250,000, the estimated value is €290,333, indicating a potential €40,334 opportunity for the buyer to achieve full market value by negotiating or understanding the reason for the discount.
Hypothesis: The current C3 BER rating, while average for the broader market where BER data is unknown, represents a significant opportunity for value enhancement. A strategic investment in insulation and heating upgrades could position this 5-bedroom bungalow to command a premium price, particularly in a market where fewer high-spec homes are available.
Amenities
Limited Public Transport: Rosscahill, Co. Galway, is primarily served by local roads, with no direct bus routes or train stations mentioned within immediate proximity; travel to Galway City requires onward connections.
Local Services: The area offers basic local amenities, likely including a local shop and post office, but significant retail, healthcare, and educational facilities are concentrated in nearby towns like Oughterard or Galway City.
Rural Lifestyle Appeal: The property's location in Doon East, Rosscahill, offers a quiet, rural lifestyle with access to natural landscapes, but walkability to major services is limited, likely requiring car transport for most errands.
Hypothesis: The current lack of direct public transport links to major urban centres for Rosscahill suggests that demand for properties in this specific area is driven by those seeking a rural lifestyle and who prioritize private transport, meaning future development of local infrastructure or transport could significantly boost property values.
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.