Killora, Craughwell, Co. Galway, Craughwell, Co. Galway, H91 CFP2
7 homes sold nearby. See what they went for — and what to bid on this one.
€635,000 · 4 Bed · 4 Bath · 232m² · Detached
Market Position
At the Upper End of Local Sales
At €635,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 8mo 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 €635,000, 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 €31,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €635,000, 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.
€31,750
That's what overbidding by just 5% on a €635,000 home costs you — before interest.
A €19 check before a €635,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €635,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 41% 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
€635,000
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 · Moderate
7
Transactions Analysed
Within 1.5km
8 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Killora, Craughwell, County Galway, Galway | 2025-11-13 | 119.2m² | |
| 1 Garrai Na Droichid, Craughwell, Co Galway, Galway | 2025-07-29 | 127m² |
Transactions within a 1.5km radius and 18-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 Potential for Savings: With a B3 BER rating, this property is relatively energy-efficient; however, upgrading to a B1 or A-rating, costing an estimated €8,000-€15,000, could further reduce annual energy costs by €400-€600 compared to its current rating, representing a sound investment in long-term value.
Details
- Spacious Living Area: The property's 232.0m² size is substantial, offering ample living space; this is significantly larger than the median of 3 bedrooms and 2 bathrooms found in the 100km radius market, suggesting good value for its size if priced correctly.
- Value Optimization Opportunity: The current asking price of €635,000, significantly above the local median sale price, indicates a potential for value optimization by strategically highlighting the property's ample size and B3 BER rating, aiming to attract buyers seeking space over immediate aesthetic perfection.
- Hypothesis: The B3 BER rating, while good, suggests room for significant future capital appreciation through targeted energy efficiency upgrades, especially if the local market starts to heavily discount lower-rated properties, making the initial investment in upgrading a strategic play for long-term value retention and enhanced marketability.
Amenities
Limited Local Public Transport: The property's rural location in Craughwell means direct public transport options are scarce, with no specific bus routes, Luas, or DART stations mentioned as directly serving Killora, necessitating reliance on private transport for most journeys.
Details
- Regional Access to Services: While local amenities are not specified, the proximity to Galway City (likely within 30-50km based on general Co. Galway data) would provide access to numerous schools, healthcare facilities like University Hospital Galway, shopping centres such as Eyre Square Shopping Centre, and a wide range of lifestyle amenities.
- Commuting Considerations: Without direct public transport links, commuting to major employment hubs would likely involve driving to a regional hub like Galway City, which would typically take 30-45 minutes depending on traffic, impacting daily commute times for professionals.
- Hypothesis: The property's 'outside Dublin' location and lack of specified local public transport suggest that its appeal will be strongest to buyers prioritizing rural living and space over urban convenience; therefore, future value appreciation will likely be more sensitive to local infrastructure improvements or the development of transport hubs within a reasonable driving distance rather than proximity to existing urban transit networks.
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.