Dunromin House, 16 Dalysfort Road, Salthill, Galway, H91 R2YN
18 homes sold nearby. See what they went for — and what to bid on this one.
€785,000 · 4 Bed · 2 Bath · 167m² · End of Terrace
Market Position
At the Upper End of Local Sales
At €785,000, 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.
18 closed sales nearby · 7mo 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 €785,000, 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 €39,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €785,000, 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.
€39,250
That's what overbidding by just 5% on a €785,000 home costs you — before interest.
A €15 check before a €785,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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 · 41% 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
€785,000
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 · High
18
Transactions Analysed
Within 3.0km
7 months
Data Freshness
Most recent sale age
±14%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Devon Park, Lower Salthill, Galway, Galway | 2025-10-23 | 86.2m² | |
| 5 New Avenue Wood, Shantalla, Galway, Galway | 2025-06-09 | 79m² |
Transactions within a 3.0km radius and 18-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 Improvement Potential: With an F BER rating, upgrading to a C rating would likely cost between €12,000 - €18,000 and could increase the property's value by €20,000 - €30,000.
Size Advantage: At 167.0m², this 4-bedroom property offers generous living space, which is typically well-received in the Salthill market, aligning with larger family home preferences.
Value Optimization: Given the F BER rating, investing in insulation, draught-proofing, and a more efficient heating system, estimated at €8,000-€15,000, could improve energy efficiency and potentially reduce annual energy costs by €600-€900 compared to its current rating.
Hypothesis: The significant potential value increase from BER upgrades, coupled with the property's substantial size, suggests that a strategic investment in energy efficiency could unlock a higher market valuation and appeal to a broader buyer pool concerned with long-term running costs.
Amenities
Transport Hub: Salthill is served by multiple Bus Eireann routes, including the 424 and 401, offering direct access to Galway city centre and surrounding areas, with the main Galway Coach Station within a short bus ride.
Local Essentials: Residents have immediate access to a range of amenities including the Salthill Promenade for leisure, numerous cafes and restaurants like Kai Restaurant and McSwiggan's, and essential services such as pharmacies and local shops along the main Salthill road.
Educational Cluster: The area is well-catered for with educational facilities including Scoil Fhursa national school, Colaiste Iognáid secondary school, and the proximity to the wider University of Galway campus.
Hypothesis: The inherent desirability of Salthill's coastal lifestyle, combined with its established transport links and proximity to Galway city's educational and cultural institutions, creates a strong underlying demand that can absorb higher property prices, especially for properties offering even partial sea views or direct promenade access.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.