Liscune Lower, Ballymacward, Ballinasloe, Co. Galway, Trust, Co. Galway, H53 P297
5 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 1 Bath · 92m² · Detached
Market Position
At the Upper End of Local Sales
At €235,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 28mo recency · Low 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 €235,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €25 check before a €235,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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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Financial Exposure · 91% 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
€235,000
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
5
Transactions Analysed
Within 5.0km
28 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tullawicky, Woodlawn, Ballinasloe, Galway | 2023-06-22 | 23.2m² | |
| Monaveen, Woodlawn, Ballinasloe, Galway | 2023-07-25 | 149.1m² |
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 Needed: With a G BER rating, upgrading to a B2 rating would likely cost between €15,000 - €20,000 but could increase the property's value by €25,000 - €35,000.
High Running Costs: A G BER rating suggests annual energy costs could be in the range of €2,500 - €3,500, compared to €1,000 - €1,500 for a B-rated property of similar size, representing a potential saving of €1,500 - €2,000 annually.
Modest Size, Limited Bathrooms: The 92.0m² size with only one bathroom for three bedrooms is standard but potentially less appealing in a market where larger families might seek more facilities, impacting its marketability compared to properties with more bathrooms.
Hypothesis: The substantial investment required to improve the G BER rating to a minimum C3 or B2 standard represents a significant barrier to entry for many buyers, but also presents a clear opportunity for investors to significantly uplift the property's value and appeal by undertaking these essential energy efficiency upgrades.
Amenities
Limited Public Transport: There are no direct mentions of specific bus routes, train stations, Luas stops, or DART stations serving Liscune Lower, Ballymacward, Ballinasloe, indicating a reliance on private transport.
Basic Local Services: While specific schools, shops, or healthcare facilities are not detailed for this immediate rural location, Ballinasloe town (approximately 10-15km away) would offer essential services including primary and secondary schools, supermarkets like Tesco and Dunnes Stores, and Portiuncula University Hospital.
Rural Lifestyle Focus: The property's location suggests a lifestyle focused on rural living, with potential access to local walking routes and natural landscapes, rather than urban conveniences like numerous cafes, restaurants, or gyms within close proximity.
Hypothesis: The lack of readily available public transport and specific local amenities implies that the property's appeal is primarily to buyers seeking a secluded rural lifestyle, and its value appreciation may be heavily dependent on future local infrastructure development or increased demand for rural living in County Galway.
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.