Lislackagh, Swinford, Co. Mayo, F12 PY13
15 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 3 Bed · 1 Bath · 146m² · Bungalow
Market Position
Priced Within Local Sold Range
At €269,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 6.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 19mo 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 €269,000, 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 €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €269,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 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 above the size-adjusted median. 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
15
Transactions Analysed
Within 5.0km
19 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrownaculla, Swinford, Co Mayo, Mayo | 2024-11-06 | 152m² | |
| 22 Oak Dr, Swinford, Mayo, Mayo | 2024-04-05 | 120m² |
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
Poor Energy Efficiency: The property's G BER rating is the lowest possible, indicating significant energy inefficiency and higher running costs, with estimated annual energy bills of €2,800-€3,500 compared to €1,200-€1,800 for a B-rated home of similar size.
Details
- Upgrade Investment Opportunity: Upgrading the BER from G to a more efficient B2 rating would likely cost between €15,000 and €30,000, but could potentially increase the property's market value by €25,000 to €40,000, offering a clear return on investment.
- Generous Internal Space: At 146m², this bungalow is categorised as 'Large' and provides ample living space, which is a key advantage compared to the median 3-bedroom property in the area, offering good potential for modernisation and layout optimisation.
- Hypothesis: The substantial renovation required to improve the BER from G, while costly upfront, positions this property as an attractive opportunity for buyers seeking to invest in a bespoke, energy-efficient home in a market where such upgraded properties are scarce, leading to significant long-term value appreciation and lower running costs.
Amenities
Regional Connectivity: Swinford is primarily served by Bus Éireann, including routes like the 452 connecting to Castlebar and Ballina, and the 422 offering connections towards Dublin, although there are no local train, Luas, or DART stations.
Details
- Essential Local Services: The property benefits from access to Swinford National School and Scoil Muire Agus Padraig secondary school, Swinford Health Centre, Swinford Pharmacy, and a Tesco Superstore, all within a reasonable distance of the F12PY13 postcode.
- Lifestyle and Recreation: Residents can enjoy local amenities such as Brabazon Park, Swinford Golf Club, and various local pubs and restaurants like The Gateway Hotel in Swinford town centre, offering community and leisure options.
- Hypothesis: Future property value in Lislackagh will be increasingly influenced by improvements in broadband infrastructure, attracting buyers seeking rural living with remote work capabilities, rather than significant enhancements in traditional public transport, given its established rural location.
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.