Gort An Tsrutháin, Garrafrauns, Tuam, Co. Galway, H54 AH64
1 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 3 Bed · 2 Bath · 109m² · Semi-D
Market Position
Limited Transaction Data
At €350,000, 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 · 49% 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
€350,000
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
9 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
BER B2 Advantage: The B2 BER rating indicates good energy efficiency, likely resulting in annual energy costs of €800-€1,200 for this 109m² property, significantly lower than a D-rated property which could incur €1,800-€2,200 annually.
Details
- Ample Living Space: At 109m², this 3-bedroom, 2-bathroom semi-detached property offers generous living space that aligns well with market expectations, as indicated by the median 3 bedrooms and 2 bathrooms across various radii.
- Value Optimization Opportunity: While the BER is good, a further investment to upgrade to an A-rated BER could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000, showcasing a clear ROI.
- Hypothesis: The current B2 BER rating presents a solid foundation, but the gap between this and the higher-performing A-rated properties within the wider market suggests that targeted energy efficiency upgrades could unlock significant capital appreciation, turning a cost into a value-adding investment.
Amenities
Limited Local Transport Data: Specific bus routes, train stations, or Luas stops serving Garrafrauns are not detailed in the provided data, requiring further investigation into local connectivity beyond the immediate property address.
Details
- Potential for Wider Access: While specific local amenities are not listed, the property's location outside Dublin implies reliance on private transport for access to larger towns like Tuam (which has shops and schools) or further afield for specific services.
- Family & Healthcare Needs: Proximity to essential services like schools and healthcare would require investigation into nearest facilities, with Tuam being the likely hub for educational institutions such as Athenry Girls' National School or Tuam CBS, and Galway University Hospital being a significant regional healthcare provider.
- Hypothesis: Given the rural location of Garrafrauns, the true value of this property will be heavily influenced by the practical accessibility and quality of amenities in nearby towns like Tuam, with the absence of direct public transport links likely increasing reliance on private vehicles and impacting its appeal to a wider buyer demographic.
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.