errisbeg west, roundstone, co. galway, h91 hd7a
4 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Above Local Sales
At €795,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 6mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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.
Financial Exposure · 24% 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
€795,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
6 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gorteen Cottage, Errisbeg, Roundstone, Galway | 2025-01-02 | 72m² | |
| Boulard, Roundstone, Galway, Galway | 2023-12-20 | — |
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
Significant BER Upgrade Opportunity: With an 'F' BER rating, upgrading this 120m² detached home to a 'B2' or 'C1' could cost between €8,000-€12,000, potentially adding €15,000-€20,000 to the property's value and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Bathroom Deficiency vs. Market Standard: The property features 3 bedrooms but only 1 bathroom, which falls below the regional median of 2 bathrooms for similar 3-bed properties in the 20km, 50km, and 100km radii, potentially limiting its appeal to some buyers.
Generous Floor Area for Configuration: At 120m², this 3-bedroom detached property offers a substantial floor area, categorised as 'Large', which provides ample living space and could be optimized through re-configuration to add an extra bathroom.
Hypothesis: The 'F' BER, combined with a single bathroom, suggests this property may require a comprehensive modernization investment; however, its substantial size and detached nature in a highly desirable, scarce location like Errismore West presents a unique opportunity for significant value uplift upon refurbishment.
Amenities
Limited Public Transport Connectivity: Located in Errismore West, public transport is primarily reliant on regional Bus Éireann services like Route 424 connecting to Clifden and Galway, with no direct access to DART, Luas, or major train stations, necessitating car reliance for most commuting and travel.
Rich Natural & Village Lifestyle: The property benefits from proximity to iconic natural amenities like Dogs Bay Beach and Gurteen Beach, and the quaint village of Roundstone offers local dining at O'Dowd's Seafood Bar, contributing to a tranquil, scenic lifestyle.
Essential Local Services & Educational Access: Roundstone village provides essential local services, including a National School (Roundstone National School), local shops, and pharmacies; however, major healthcare (University Hospital Galway) and extensive retail options are primarily found in Galway City, approximately 75km away.
Hypothesis: The property's value is heavily underpinned by its exceptional access to Connemara's unparalleled natural beauty and the unique charm of Roundstone village, compensating for its relative isolation and limited urban-style amenities, appealing strongly to buyers prioritizing tranquility and scenic surroundings.
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.