Killeroran, Ballygar, Ballygar, Co. Galway, F42 EA33
9 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 1 Bath · 82m² · Bungalow
Market Position
Priced Above Local Sales
At €200,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
9 closed sales nearby · 20mo recency · Moderate 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 €200,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
These signals interact — full analysis in report.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Tully East, Ballygar, Galway, Galway | 2025-07-30 | — | |
| 1 Marion House, Ballygar Co. Galway, Galway | 2023-11-29 | 117m² |
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: Upgrading the D1 BER rating to a C1 could cost an estimated €6,000-€9,000 and potentially increase property value by €10,000-€15,000 based on typical local market premiums.
Space Efficiency: This 82.0m² bungalow with 3 bedrooms and 1 bathroom offers a functional layout, but the single bathroom may be a constraint for larger families or groups.
Value Optimization: Investing €8,000-€12,000 in insulation and heating upgrades to improve the BER from D1 to B2 could enhance the property's appeal and potentially add €15,000-€20,000 to its market value.
Hypothesis: Given the D1 BER rating, a targeted investment of €5,000-€10,000 in improving insulation and heating systems could yield a return of €10,000-€15,000 in increased market value, making it an attractive proposition for buyers seeking to enhance energy efficiency and long-term cost savings.
Amenities
Transport Connectivity: The area is not directly served by any specific bus routes, train stations, Luas stops, or DART stations mentioned in the provided data, suggesting limited public transport options.
Healthcare Access: While specific facilities are not listed, access to healthcare would likely require travel to larger towns such as Ballinasloe or Galway city.
Lifestyle Amenities: Specific shopping centers, restaurants, cafes, parks, or gyms in the immediate Killeroran, Ballygar vicinity are not detailed in the provided data, implying a need to travel for extensive amenities.
Hypothesis: The lack of detailed public transport and specific amenity data within the provided metrics suggests that Killeroran, Ballygar is a more rural location where reliance on private transport is essential, and future property value may be more influenced by local infrastructure improvements rather than public transport links.
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.