Moanbaun, Athenry, Co. Galway, H65 Y588
7 homes sold nearby. See what they went for — and what to bid on this one.
€520,000 · 4 Bed · 3 Bath · 229m² · Detached
Market Position
Below Typical Sale Prices
At €520,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
7 closed sales nearby · 18mo recency · Moderate 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 €520,000, 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 €26,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €520,000, 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.
These signals interact — full analysis in report.
€26,000
That's what overbidding by just 5% on a €520,000 home costs you — before interest.
A €19 check before a €520,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · Moderate
7
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tisamar, Moanbaun, Athenry, Galway | 2024-05-09 | 147m² | |
| 17 Gort Na Ri, Raheen, Athenry, Galway | 2024-09-27 | 155m² |
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
Energy Efficiency Advantage: The B3 BER rating for this 229m² property indicates moderate energy efficiency, potentially costing €1,500-€2,000 annually in heating and electricity compared to an estimated €800-€1,200 for an A-rated property of similar size.
Value-Add Potential: Upgrading this B3 BER rating to an A2 could involve costs of €8,000-€12,000 for measures like improved insulation and heating systems, potentially increasing the property's market value by €15,000-€20,000.
Generous Size for Area: With 229m² and 4 bedrooms, this property offers substantial space, which is a strong selling point, especially if local comparable properties within a similar radius are smaller or have fewer bedrooms.
Hypothesis: Given the B3 BER rating, investing in specific upgrades targeting insulation and heating efficiency could yield a higher return on investment not just through annual savings but also by appealing to a broader buyer pool increasingly conscious of running costs and environmental impact, thereby outperforming the market for lower-rated properties.
Amenities
Connectivity Hub: Athenry is served by multiple bus routes, including Bus Éireann routes connecting to Galway city and surrounding towns, and the nearby Athenry train station provides direct rail links.
Educational and Healthcare Access: The property is within proximity to St. Mary's National School and Athenry Vocational School, with University Hospital Galway accessible via public transport for healthcare needs.
Local Services and Leisure: Residents have access to a range of amenities in Athenry town centre, including supermarkets like Tesco, local shops, restaurants, and the Athenry Golf Club for leisure activities.
Hypothesis: While Athenry offers good local connectivity and amenities, the absence of direct Luas or DART services means it may not attract the same premium as properties directly on those transport lines, but the established rail and bus network ensures a solid commuter base which could strengthen property values as infrastructure projects in the wider Galway region progress.
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.