Kilroe East, Inverin, Galway, Spiddal, Co. Galway, H91 EC6N
16 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €230,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
16 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · High
16
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±18%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Bohoona, Spiddal, Co Galway, Galway | 2024-11-18 | 120m² | |
| Coill Rua, Indreabhan, Galway, Galway | 2025-06-19 | 174m² |
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 Rating Impact: The SI_666 BER rating is likely to result in higher annual energy costs, potentially €1,500-€2,000 higher than properties with a B-rated BER of similar size, based on typical Irish energy cost differentials.
Upgrade Opportunity: Improving the BER rating from a likely poor 'SI_666' to a 'C' or 'B' rating could cost between €8,000 - €15,000 and may increase the property's value by €12,000 - €20,000, offering a positive return on investment.
Space Efficiency: With 120m² across 3 bedrooms and 2 bathrooms, the property offers 40m² per bedroom and 60m² per bathroom, which is a reasonable configuration for family living.
Hypothesis: Given the likely poor BER rating (SI_666), the property's current market positioning below comparable sales might be an attempt to compensate for the anticipated higher running costs and the investment required for energy efficiency upgrades, suggesting that buyers prioritizing immediate move-in without renovation may overlook its potential long-term value.
Amenities
Limited Direct Transport: Inverin, Spiddal, Co. Galway is not directly served by Luas, DART, or specific national train stations, with the nearest significant public transport likely being bus services which may require local connections, impacting commuter convenience.
Local Community Services: The area benefits from local primary schools and some retail options in Spiddal, but access to larger shopping centres, major hospitals, and a wide array of restaurants and cafes would necessitate travel to Galway City.
Rural Connectivity: While offering a scenic, rural lifestyle, the walkability is limited to local roads and natural surroundings rather than established pedestrian infrastructure or extensive public parks, requiring car dependency for most amenities.
Hypothesis: The property's rural location in Inverin, while appealing for its tranquility, likely means that the demand pool is primarily local or those seeking a lifestyle change, with limited appeal to urban-centric commuters, thus keeping its valuation significantly below properties in closer proximity to urban employment hubs, despite the potential for scenic beauty and community feel.
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.