Funshin More, Kinvara, Co. Galway, Kinvara, Co. Galway, H91 F24A
16 homes sold nearby. See what they went for — and what to bid on this one.
€455,000 · 3 Bed · 2 Bath · 110m² · Detached
Market Position
At the Upper End of Local Sales
At €455,000, 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.
16 closed sales nearby · 11mo 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 €455,000, 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 €22,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €455,000, 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.
€22,750
That's what overbidding by just 5% on a €455,000 home costs you — before interest.
A €19 check before a €455,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €455,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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 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 · 31% 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
€455,000
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
16
Transactions Analysed
Within 5.0km
11 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Funshinmore, Kinvara, Co Galway, Galway | 2023-06-30 | 189m² | |
| Carnamadra, Kinvara, Galway, Galway | 2024-10-31 | 180m² |
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
Energy Efficiency Investment: Upgrading the E1 BER rating to a B2 would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a worthwhile investment.
Details
- Size Advantage: At 2428.0m², this property is significantly larger than the 3-bedroom median within a 100km radius (which has no specified size but typically implies smaller homes), offering substantial living space.
- Value Optimization Opportunity: Despite an E1 BER rating, the property's substantial size and 3-bedroom, 2-bathroom configuration align with market norms for median sales (3 beds, 2 baths within 100km radius), indicating potential for value enhancement through energy upgrades.
- Hypothesis: The E1 BER rating, while an opportunity for improvement, suggests a significant portion of properties within a 100km radius may also have suboptimal energy efficiency, indicating a broader market trend of older housing stock that could benefit from a government-backed retrofitting scheme, boosting local property values.
Amenities
Limited Direct Transport: Kinvara is not directly served by major public transport hubs like train stations or Luas/DART stops; the nearest significant public transport would likely require travel to Galway City, impacting commuter convenience for Dublin-centric work.
Details
- Local Services: The area surrounding Kinvara offers local amenities including primary schools such as Scoil Nábla and secondary schools like Gort Community School, alongside facilities like pharmacies and local shops in Kinvara village, supporting daily needs.
- Coastal Lifestyle: The property's location in Kinvara provides access to coastal lifestyle amenities, including local beaches, the Dunguaire Castle, and walking routes along Galway Bay, contributing to a high quality of life for residents who value nature and recreation.
- Hypothesis: Given Kinvara's rural coastal setting and lack of direct public transport links to major employment centres like Galway City or Dublin, the property's value appreciation will be heavily reliant on local infrastructure development, such as improved road networks or enhanced local services, rather than public transport accessibility.
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.