New Street, Headford, Headford, Co. Galway, H91 HHC7
10 homes sold nearby. See what they went for — and what to bid on this one.
€90,000 · 2 Bed · 1 Bath · 48m² · Semi-D
Market Position
Below Typical Sale Prices
At €90,000, 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.
10 closed sales nearby · 23mo 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 €90,000, 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 €4,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €90,000, 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.
€4,500
That's what overbidding by just 5% on a €90,000 home costs you — before interest.
A €19 check before a €90,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 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 · High
10
Transactions Analysed
Within 5.0km
23 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ashley, 11 Castleview, Headford, Galway | 2024-04-03 | 100m² | |
| 1 Cong Road, Headford, County Galway, Galway | 2026-01-07 | 103m² |
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 G BER rating indicates substantial energy inefficiency, with estimated annual heating costs of €2,500-€3,000; upgrading to a B2 rating could cost €10,000-€15,000 and reduce costs by €1,500-€2,000 annually, potentially adding €18,000-€25,000 to value.
Compact Footprint: At 48.0m², this property is significantly smaller than the typical 1km_180d_median_sale_price_same_broad_type value of €374,449, which likely corresponds to larger homes, suggesting a focus on affordability over space.
Value Optimization: The asking price of €90,000 for a G-rated 2-bed semi-detached property suggests a focus on entry-level market positioning, where immediate sale is prioritized over extensive renovations.
Hypothesis: The G BER rating and compact size present a significant opportunity for value enhancement; a buyer willing to invest €10,000-€15,000 in insulation, heating systems, and window upgrades could unlock a substantial uplift in property value, potentially exceeding €20,000 and dramatically improving its marketability.
Amenities
Local Connectivity: Headford is served by Bus Éireann routes 440 and 442, providing regional connectivity, with the nearest train station being Galway City (approx. 30km away).
Community Essentials: Residents have access to St. Joseph's National School and Headford Business Park for local retail and services, with primary healthcare available at Headford Medical Centre.
Walkable Core: The property's location on New Street allows for a walkable distance to Headford's main street, providing access to local shops, cafes like 'The Local', and the picturesque Blackwood Park.
Hypothesis: The current transport links for Headford, primarily bus-based with limited direct rail access to major hubs, may be a limiting factor for commuters, but this also positions the area as attractive for those prioritizing a more rural lifestyle with essential local amenities within walking distance.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.