Gobfáda, Achill, Achill, Co. Mayo, F28 CC90
8 homes sold nearby. See what they went for — and what to bid on this one.
€215,000 · 2 Bed · 1 Bath · 73m² · Bungalow
Market Position
At the Upper End of Local Sales
At €215,000, 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.
8 closed sales nearby · 25mo recency · Moderate 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 €215,000, 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 €10,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €215,000, 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.
€10,750
That's what overbidding by just 5% on a €215,000 home costs you — before interest.
A €19 check before a €215,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 38% 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
€215,000
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 · Moderate
8
Transactions Analysed
Within 5.0km
25 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carysalia Cottage, Mid Saula, Achill, Mayo | 2025-07-30 | 70m² | |
| Shore Cottage, Polranny, Achill Sound, Mayo | 2024-04-15 | 62.5m² |
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 Needed: The E1 BER rating indicates substantial potential for improvement; upgrading to a B2 would likely cost €10,000-€15,000 but could increase the property's value by €18,000-€25,000, offering a strong return on investment.
Suboptimal Energy Costs: An E1 BER rating implies annual energy costs of approximately €2,000-€2,600, compared to €900-€1,300 for a B2-rated property of similar size, representing an annual saving opportunity of €1,100-€1,300.
Space Efficiency: With 73.0m² spread across 2 bedrooms and 1 bathroom, the property offers a functional, albeit compact, layout, which is typical for bungalows of this size.
Hypothesis: The E1 BER rating suggests a significant opportunity for value enhancement through targeted energy efficiency upgrades; investing in insulation, a new heating system, and improved windowing could not only reduce running costs by over €1,000 annually but also significantly boost the property's market appeal and resale value in a region increasingly conscious of energy performance.
Amenities
Limited Public Transport: Achill Island has a very limited public transport network; the primary bus service would be Bus Éireann route 450, connecting to Westport, but no direct train, Luas, or DART services are available.
Rural Retail Access: Shopping options are likely limited to local village shops and a supermarket in nearby Achill Sound or Westport, rather than larger retail centres.
Local Education and Healthcare: Access to primary schools like Scoil Náisiúnta an Chroí Naofa and secondary schools in Westport would require travel, similarly for healthcare facilities, with the nearest hospital being Mayo University Hospital in Castlebar, over an hour away.
Hypothesis: The remote island location of Achill, while offering natural beauty, severely restricts its amenity profile with limited public transport, making private car ownership essential, which could deter potential buyers prioritizing convenience and direct access to urban services and employment hubs.
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.