Lakeview, Annaghdown, Corrandulla, Co Galway, H91 V9DR
21 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 5 Bed · 4 Bath · 230m² · Detached
Market Position
Priced Above Local Sales
At €500,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
21 closed sales nearby · 16mo 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 €500,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €25,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €500,000, 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.
€25,000
That's what overbidding by just 5% on a €500,000 home costs you — before interest.
A €25 check before a €500,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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 size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 2.2% year-on-year, based on the trailing 36-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±13%
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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tonemace, Annaghdown, Galway, Galway | 2025-06-26 | 205.3m² | |
| Annaghdown, Corrandulla, Galway, Galway | 2024-08-12 | 173m² |
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 Efficiency: A B3 BER rating suggests moderate energy efficiency, with annual energy costs likely €1,200-€1,600, compared to €1,800-€2,200 for a D-rated property of similar size in the area.
Spacious Layout: With 230m² of living space and 5 bedrooms, this property offers 46m² per bedroom, exceeding the average space per bedroom found in many family homes, providing ample room for occupants.
Value Optimisation: The asking price of €500,000 is €31,685 below the estimated value, presenting an immediate opportunity for the buyer to secure a property with potential upside through minor cosmetic upgrades or further BER improvements.
Hypothesis: While the B3 BER is adequate, targeted insulation upgrades (e.g., attic and wall insulation) costing an estimated €4,000-€6,000 could push the BER to B1/A3, potentially increasing property value by €8,000-€12,000 and further reducing annual energy costs by €200-€400.
Amenities
Transport Isolation: There are no specific bus routes, train stations, Luas, or DART stations mentioned as serving Annaghdown directly, suggesting potential reliance on private transport for access to key services.
Local Services Gap: Specific local schools, healthcare facilities, shopping centers, or parks are not detailed for Annaghdown, Corrandulla, indicating a need for travel to nearby towns for comprehensive amenities.
Limited Walkability: The property's location outside a main urban center likely means limited walkability to essential services, with key amenities likely requiring a car journey of over 5km.
Hypothesis: The lack of detailed local amenities and direct public transport links within the provided data for Annaghdown suggests that properties in this area are valued primarily for their proximity to natural surroundings and perceived tranquility, rather than for urban convenience, which could appeal to a niche buyer.
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.