Main Street, Balla, Balla, Co. Mayo, F23 H429
9 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 3 Bed · 3 Bath · 109m² · Terrace
Market Position
At the Upper End of Local Sales
At €340,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
9 closed sales nearby · 14mo 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 €340,000, 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 €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 16% 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
€340,000
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 · High
9
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±15%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Church View, Balla, County Mayo, Mayo | 2026-01-12 | 105m² | |
| 7 Moat Balla, Mayo, Mayo | 2024-12-13 | 91m² |
Transactions within a 3.0km radius and 24-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
Superior Energy Efficiency: With an A2 BER rating, this property boasts exceptional energy efficiency, leading to estimated annual energy costs of €800-€1,200, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Generous Layout & Features: At 109m² with 3 bedrooms and 3 bathrooms, this terrace home provides a spacious and well-appointed living environment, offering a notable advantage over the local median of 2 bathrooms found in properties sold within a 50km radius.
- Modern Appeal & Market Advantage: The A2 BER and higher-than-median bathroom count indicate a modern build or recent, high-quality upgrades, positioning it favorably against properties in the area where 100% of sold properties have unknown BERs, making it a compelling modern offering.
- Hypothesis: The property's top-tier A2 BER rating, despite the lack of direct BER comparables in the local sales data (due to 100% BER unknown), represents a future-proof investment, likely to retain value and attract discerning buyers prioritizing long-term energy cost savings and sustainability.
Amenities
Convenient Transport Links: Located directly on Main Street, the property has excellent access to Bus Éireann routes serving Balla, connecting residents to larger regional hubs like Castlebar and Claremorris, with the nearest train station for national rail services in Castlebar (approximately 15km away).
Details
- Central for Education: The property is ideally positioned within walking distance of Balla National School and Balla Community College, offering direct and safe access to primary and secondary education for families.
- Immediate Local Services: Residents benefit from direct access to core village amenities including SuperValu Balla, local pharmacies, pubs, and cafes on Main Street, providing self-sufficiency and a vibrant community atmosphere.
- Hypothesis: Balla's comprehensive array of essential services, strong educational infrastructure, and excellent road connectivity on a main thoroughfare positions it as a highly attractive and convenient rural village, appealing to families and individuals seeking a balanced lifestyle outside of major urban centres.
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.