Knappaghmanagh, Westport, Knappagh, Co. Mayo, F28 Y180
3 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 1 Bed · 1 Bath · 55m² · Detached
Market Position
Significantly Above Local Sales
At €295,000, 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.
3 closed sales nearby · 16mo 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 3 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
3 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.
Financial Exposure · 47% 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
€295,000
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
3
Transactions Analysed
Within 5.0km
16 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Bohea, Liscarney, Westport, Mayo | 2025-01-30 | 69.6m² | |
| Gaoth Na Mara, Upper Quay, Westport, Mayo | 2025-02-24 | 53m² |
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
Significant BER Upgrade Potential: With a SI_666 BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing annual energy costs.
Compact Living Space: At 55m² with 1 bedroom and 1 bathroom, this property is on the smaller side compared to the median sale price of €327,500 within 10km, suggesting it might be suited for a single occupant or couple.
Value Optimization Opportunity: Investing in energy efficiency upgrades from a SI_666 BER rating offers a clear path to enhancing the property's marketability and long-term value, especially in a market where energy costs are a growing concern.
Hypothesis: The SI_666 BER rating indicates a property that likely relies heavily on supplementary heating, with annual energy costs estimated to be €1,800-€2,200, a stark contrast to a more efficient B-rated property of similar size which could cost €800-€1,200 annually.
Amenities
Limited Local Transport: This property is located in Knappaghmanagh, Westport, Co. Mayo, F28Y180, and its connectivity is primarily reliant on local road networks, with no immediate mention of specific bus routes, train stations, or Luas/DART stops serving this precise rural location.
Access to Westport Services: Residents are likely to benefit from the amenities of nearby Westport town, which typically includes primary and secondary schools such as Westport Educate Together National School and Coláiste Muire, as well as healthcare facilities like the Sacred Heart Hospital and pharmacies.
Rural Lifestyle Appeal: The location offers potential for walks and outdoor activities, with the surrounding Mayo countryside providing ample green space, though specific named parks or dedicated pedestrian infrastructure in Knappaghmanagh itself are not detailed in the provided data.
Hypothesis: The property's rural setting, while offering tranquility, implies a significant reliance on private transport for accessing essential services and employment hubs, meaning its market appeal will be predominantly to buyers prioritizing lifestyle over commuter convenience, thus influencing its long-term value appreciation compared to better-connected areas.
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.