Knockbrack, Kilkelly, Co. Mayo, F35 VP96
19 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 23mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 sits marginally below the median of comparable sales. 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
19
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Swinford Road, Kilkelly, Co. Mayo, Mayo | 2024-01-30 | — | |
| 7 Culmore Grove, Kilkenny, Mayo, Mayo | 2024-05-10 | 167m² |
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 Opportunity: Upgrading the D2 BER rating to a B2 would likely cost between €8,000 and €12,000 but could increase the property's value by €15,000 to €20,000, offering a strong return on investment.
High Estimated Energy Costs: With a D2 BER rating, annual energy costs for this 120m² bungalow are estimated to be between €1,800 and €2,200, compared to €800-€1,200 for a B-rated property of similar size, representing a potential annual saving of €1,000.
Standard Configuration: The 3-bedroom, 1-bathroom layout is a common configuration, but the single bathroom for three bedrooms may be a limiting factor for larger families, potentially impacting its appeal and resale value.
Hypothesis: Investing in insulation and heating upgrades to improve the BER rating from D2 to a C1 could cost approximately €4,000-€6,000 and potentially yield a 5-7% increase in property value, making it a more attractive proposition in a market where energy efficiency is increasingly valued.
Amenities
Limited Public Transport: Connectivity is primarily reliant on local roads, with no specific bus routes, train stations, or Luas/DART stops mentioned as serving Knockbrack, Kilkelly directly, suggesting a car-dependent lifestyle.
Basic Local Services: The immediate area is likely to have limited access to a wide range of amenities, with shopping, advanced healthcare, and diverse educational facilities probably requiring travel to larger towns like Swinford or Castlebar.
Rural Lifestyle Focus: The location suggests a focus on rural living, with potential access to walking routes and natural spaces, but a lack of specific named parks, cafes, or gyms within immediate walking distance.
Hypothesis: The lack of specified public transport and key amenities within Knockbrack, Kilkelly suggests that properties in this specific locale appeal to buyers prioritizing rural tranquility over urban convenience, and their valuation is less influenced by city-centric amenity access and more by property type and plot size.
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.