Gorteenmore, Toormakeady, Co. Mayo, F12 Y660
2 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 5 Bed · 1 Bath · 165m² · Detached
Market Position
Limited Transaction Data
At €310,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 13mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions 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.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales.
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.
Statistical Confidence · Low
2
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cappaduff, Tourmakeady, Mayo, Mayo | 2025-04-01 | 220m² | |
| Srah, Claremorris, Mayo, Mayo | 2024-03-08 | 140m² |
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 Improvement Potential: The C3 BER rating suggests that targeted upgrades, such as improving insulation and heating systems, could cost approximately €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, while reducing annual energy costs by an estimated €400-€600 compared to a D-rated property.
Space Efficiency: With 165.0m² across 5 bedrooms and 1 bathroom, the property offers a lower bathroom-to-bedroom ratio (1:5) than might be ideal for a large family, potentially impacting its desirability and resale value.
Value Optimization: The property's estimated value is €329,165, which is higher than its asking price of €310,000, indicating a potential uplift of €19,165 if it achieves its estimated value based on current market data.
Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement; investing an additional €8,000-€12,000 in targeted upgrades could push the BER to a B2 rating, potentially unlocking an additional €15,000-€20,000 in market value and significantly improving its appeal in a market increasingly focused on energy efficiency.
Amenities
Transport Connectivity: Toormakeady's connectivity is limited, with no direct bus routes, train stations, Luas, or DART stops mentioned as serving this specific area, implying a reliance on private transport for most journeys.
Local Amenities Gap: Specific details on schools, healthcare, shopping, restaurants, and childcare in the immediate vicinity of Gorteenmore, Toormakeady are not provided, suggesting a potential lack of convenient local services.
Walkability Limitation: Without specific mention of pedestrian infrastructure or local walking routes, the walkability and pedestrian access for this rural location are likely to be limited, reinforcing the need for a car.
Hypothesis: The lack of specific public transport and proximate amenities for Gorteenmore, Toormakeady suggests that the property's value is heavily tied to its rural setting and potential for development as a private, secluded residence rather than a commuter hub, which may limit its appeal to a niche buyer pool seeking tranquility over convenience.
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.