Gort An Tsrutháin, Garrafrauns, Tuam, Co. Galway, H54 C625
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
8 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 Efficiency: The B2 BER rating is a positive attribute, suggesting lower annual energy costs compared to properties with D, E, F, or G ratings. For a 109m² property, annual energy costs could be approximately €800-€1,200, compared to €1,800-€2,200 for a D-rated equivalent.
Details
- Space Utilisation: With 109m² across 3 bedrooms and 2 bathrooms, the property offers a practical layout. This size is comparable to the median of 3 bedrooms and 2 bathrooms seen in the 100km radius market, suggesting good configuration for family living.
- Value Optimization Opportunity: While the B2 BER is good, a further upgrade to an A-rated BER could cost an estimated €7,000-€10,000 but potentially increase the property's value by €10,000-€15,000, enhancing its market appeal and long-term savings.
- Hypothesis: The B2 BER rating positions this property well against the 100% BER unknown data for the 100km radius, but the relative lack of local data (10km radius) means that a higher BER rating could become a significant differentiating factor in a slower local market, justifying a premium if effectively marketed.
Amenities
Limited Public Transport: Garrafrauns has very limited direct public transport links, with the nearest significant bus services likely requiring travel to Tuam town, approximately 15-20 minutes away by car, lacking direct bus route numbers specified in the data for immediate access.
Details
- Localised Amenities: Essential amenities are concentrated in Tuam town, including supermarkets like Tesco and Aldi, secondary schools such as St. Jarlath's College and Presentation College, and Tuam General Hospital, requiring car-based travel from this location.
- Rural Connectivity Challenges: Walkability is limited to local roads with no specified pedestrian routes or parks within immediate proximity mentioned in the data, suggesting a reliance on private transport for daily needs and access to services.
- Hypothesis: The property's rural location, while potentially offering tranquility, presents a significant accessibility challenge. Future development or infrastructure improvements connecting Garrafrauns directly to Tuam's amenities and transport hubs, such as improved bus services or rural broadband upgrades, would be crucial for enhancing its long-term value proposition and buyer appeal.
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.