Kinnadoohy, Killadoon, Kinnadoohy, Co. Mayo, F28 XD98
4 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 3 Bed · 1 Bath · 122m² · Detached
Market Position
Significantly Above Local Sales
At €495,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 21mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Financial Exposure · 62% 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
€495,000
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 · Low
4
Transactions Analysed
Within 5.0km
21 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Sixnoggins, Killadoon, Westport, Mayo | 2023-05-25 | 142.4m² | |
| Clare View Cottage, Aillemore, Louisburgh, Mayo | 2023-11-20 | 102.8m² |
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
Strong Energy Efficiency: With a C2 BER rating, this property's annual energy costs are an estimated €1,000-€1,500, offering savings of €500-€1,000 compared to a D-rated property of similar size, which typically incurs €1,500-€2,000.
Details
- Generous Living Space: The detached property offers 122m² of living space, categorizing it as 'Large' and providing ample room for a 3-bedroom home.
- Bathroom Upgrade Opportunity: While the property has 3 bedrooms, it features only 1 bathroom, whereas the median for 3-bedroom properties within a 20km radius is 2 bathrooms, indicating a potential value-adding upgrade opportunity.
- Hypothesis: Modernizing the single bathroom or adding an en-suite to the main bedroom could significantly enhance this 3-bedroom property's market appeal and align it more closely with contemporary buyer expectations for a home of this size, potentially increasing its value by €10,000-€15,000.
Amenities
Rural Connectivity: Public transport is limited; the nearest Bus Éireann service is Route 450, connecting Westport and Louisburgh towards Roonagh, requiring local travel to a bus stop, with Westport train station being the closest rail link.
Details
- Essential Services in Louisburgh: Key amenities such as Louisburgh Medical Centre, Louisburgh Pharmacy, SuperValu, Centra, and Louisburgh Secondary School are primarily located in Louisburgh, requiring car travel (approximately 10-15km).
- Coastal Lifestyle: The property benefits from proximity to natural attractions like Carrownisky Beach and Old Head Beach, offering scenic walks and outdoor activities, though pedestrian infrastructure in Kinnadoohy is limited to local roads.
- Hypothesis: Given the property's remote coastal location, its appeal heavily relies on buyers seeking tranquility and natural beauty, offsetting the necessity for private transport for daily essential services and offering a premium for its unique 'retreat' potential.
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.