Gort An Tsrutháin, Garrafrauns, Ardcloon, Co. Galway, H54 AH64
1 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 2 Bath · 109m² · Semi-D
Market Position
Limited Transaction Data
At €295,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction 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.
Financial Exposure · 26% 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
€295,000
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
1
Transactions Analysed
Within 5.0km
13 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Ballinvilla Est, Irishtown, Nr Claremorris, Mayo | 2025-07-21 | 118.2m² |
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: With a B2 BER rating, this property is well-positioned for energy efficiency, likely incurring annual energy costs in the range of €1,000-€1,400, significantly lower than a D-rated property of similar size which could range from €1,800-€2,200 annually.
Space Value: The property offers 109m² of living space, with a median price per square meter of €1,849 in the immediate 3km radius, suggesting its current estimated value translates to approximately €201,541 for its internal area alone.
Value Optimization: Minor upgrades from a B2 BER rating to a B1 or A-rated would likely cost between €3,000-€6,000 and could potentially increase the property's market value by €5,000-€8,000, offering a good return on investment.
Hypothesis: The B2 BER rating, while good, is only slightly above the average for the wider region; focused investment in solar panels and enhanced insulation could push this property into the A-rated bracket, potentially increasing its saleability and commanding a price premium of 5-10% in a future sale, especially given the market's preference for energy efficiency.
Amenities
Transport Connectivity: Based on the location in Garrafrauns, Co. Galway, direct public transport links like specific bus routes, train stations (e.g., Athenry or Galway Ceannt), or Luas/DART services are not directly referenced and are likely minimal, requiring travel to larger towns for such services.
Local Facilities: Specific named educational facilities, healthcare providers (hospitals, clinics), shopping centers, or restaurants directly serving Garrafrauns are not detailed in the provided data, indicating a reliance on services in nearby larger towns.
Walkability: The property's location in Garrafrauns suggests that walkability to essential amenities like shops or schools may be limited, with pedestrian access likely requiring travel by car to reach services in surrounding villages or towns.
Hypothesis: The lack of readily available specific public transport routes and detailed local amenities in the provided data for Garrafrauns suggests that connectivity is a significant challenge, likely increasing reliance on private transport and potentially limiting buyer appeal to those seeking a more rural lifestyle, thus capping its value appreciation compared to areas with better infrastructure.
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.