Kilclooney House, Kilclooney, Milltown, Tuam, Co. Galway, H54 PD71
11 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 3 Bath · 247m² · Detached
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 1.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 19mo recency · High 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 sits marginally below the median of comparable sales. 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.
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Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Banagher, Milltown, Tuam, Galway | 2024-10-04 | 229.9m² | |
| Kilgevrin, Tuam, Co Galway, Galway | 2024-11-14 | — |
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 B3 Advantage: With a B3 BER rating, this property offers moderate energy efficiency, likely resulting in annual energy costs approximately €500-€1,000 lower than a D-rated property of similar size in the area.
Generous Sizing: At 247m², this is a substantial family home, likely exceeding the average size for detached properties sold within a 10km radius (which saw 64 sales in 180 days), offering good space efficiency for its type.
Value Optimization Potential: While the B3 rating is good, a targeted investment of €7,000-€10,000 to upgrade to a B1 or A3 rating could further enhance its market appeal and potentially add €10,000-€15,000 to its resale value.
Hypothesis: The B3 BER rating, while good, represents an opportunity for future value enhancement; a strategic upgrade to an A-rated BER could significantly reduce ongoing running costs and position the property to capture a premium in the market, especially as energy efficiency becomes a more significant buyer consideration.
Amenities
Limited Public Transport: Based on the location in Milltown, Co. Galway, direct access to specific Dublin bus routes, Luas, or DART stations is unlikely, suggesting reliance on private transport.
Local Educational Access: While specific schools are not listed, a rural location typically implies potential travel to nearby towns like Tuam or Loughrea for secondary education, and local primary schools would be the closest option.
Rural Lifestyle Amenities: Expect a focus on natural amenities with potential access to local walking routes and country parks, with shopping and specialized healthcare likely requiring travel to larger regional centers like Galway City.
Hypothesis: The property's rural setting in Kilclooney, Milltown, Co. Galway, while offering tranquility, necessitates a strong reliance on private transportation for access to major employment hubs and a wider range of amenities, which could limit its appeal to commuters to Galway City or other urban centers unless compensated by price or lifestyle factors.
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.