Errew, Castlehill, Ballina, Co Mayo, Castlehill, Co. Mayo, F26 H6P7
5 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 5 Bed · 6 Bath · 253m² · Detached
Market Position
At the Upper End of Local Sales
At €420,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
5 closed sales nearby · 25mo 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 €420,000, 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 €21,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€21,000
That's what overbidding by just 5% on a €420,000 home costs you — before interest.
A €19 check before a €420,000 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
From €19 for your strategy on a €420,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 19% 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
€420,000
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
25 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 |
|---|---|---|---|
| Camelot, Errew, Castlehill Ballina, Mayo | 2024-02-21 | 200m² | |
| No1 Sliebh Mor, Cum. Lahardaun, Ballina, Mayo | 2025-11-28 | 106.7m² |
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 C1 Potential: With a C1 BER rating, upgrading to a B2 rating would likely cost between €8,000-€12,000 and could increase property value by €15,000-€20,000, representing a sound investment.
Details
- Spacious Living: The property offers 253.0m² of living space, which is considerably larger than the median of 3 bedrooms and implied smaller size within 10km and 20km radii, offering excellent value for its size.
- Premium Configuration: Featuring 5 bedrooms and 6 bathrooms, this property is significantly larger than the median 3 bedrooms and 2 bathrooms seen across the 100km radius, catering to larger families or those seeking ample space.
- Hypothesis: Given the property's size and configuration, a targeted upgrade focusing on enhancing its insulation and heating systems to achieve a B1 or A3 BER rating could unlock a significant valuation uplift, potentially exceeding the cost of improvements by 25-35% due to increased market appeal.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations explicitly listed as serving Errew, Castlehill, Ballina, suggesting reliance on private transport.
Details
- Rural Amenities: The area is characterized by its rural setting, with specific local amenities such as schools, healthcare, or retail outlets not being immediately apparent from the provided data, indicating a need for travel to larger towns for services.
- Lower Density Services: The count of nearby properties within 10km (11) and 20km (67) is significantly lower than within 100km (1,433), suggesting a sparser distribution of services and amenities in the immediate vicinity.
- Hypothesis: The development of improved rural broadband infrastructure or a potential introduction of a local community transport shuttle service connecting to Ballina town could significantly enhance the property's appeal to a wider buyer demographic, particularly those seeking rural living with essential connectivity.
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.