Nirvana, Moneymore West, Oranmore, Co. Galway, H91 C7K6
13 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 4 Bed · 2 Bath · 304m² · Detached
Market Position
Priced Within Local Sold Range
At €975,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 8mo 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 €975,000, 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 €48,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €975,000, 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.
€48,750
That's what overbidding by just 5% on a €975,000 home costs you — before interest.
A €19 check before a €975,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 3.0km · 18 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
13
Transactions Analysed
Within 3.0km
8 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Beech Park, Oranmore, Galway, Galway | 2025-12-10 | 158m² | |
| No 6 Cuirt Vesey, Oranmore, Co Galway, Galway | 2026-01-30 | 204.4m² |
Transactions within a 3.0km radius and 18-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
BER A3 Advantage: With an A3 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 expected for a D-rated property of similar size, resulting in annual savings of €1,000-€1,400.
Spacious Configuration: At 304m², this 4-bedroom, 2-bathroom detached property offers substantial living space, exceeding typical requirements and potentially commanding a premium in the market for its size and configuration.
Value Optimization: Given the A3 BER rating, further upgrades to an A1 or A2 rating might cost €5,000-€8,000 and could potentially increase property value by €10,000-€15,000, optimizing long-term investment and market appeal.
Hypothesis: The property's high BER rating and generous size provide a strong foundation, but a review of the 2-bathroom configuration for a 4-bedroom property of this size could reveal an opportunity to add value by potentially increasing bathroom facilities, a common market expectation that could add €20,000-€30,000 in resale value.
Amenities
Connectivity Hub: Oranmore benefits from proximity to Galway City's transport network, including regular bus services like Bus Éireann routes connecting to Galway city centre and surrounding towns, and the nearby Galway train station providing national rail links.
Local Amenities Richness: The area boasts a range of amenities, including primary schools like Scoil Mhuire Oranmore, secondary schools like Calasanctius College, and nearby healthcare facilities such as the Galway Clinic and pharmacies in Oranmore village.
Retail & Leisure Access: Residents have convenient access to local shopping in Oranmore village, including supermarkets like Lidl and Joyce's Supermarket, and a variety of restaurants and cafes such as Kai Restaurant and O'Malley's Bar, along with recreational areas like Rinville Park.
Hypothesis: While Oranmore offers good local amenities, its true value as a location is amplified by its position as a gateway to Galway City; the future potential for improved public transport links, possibly an expanded Bus Éireann network or even light rail study, could further enhance commuter convenience and property values in this area by reducing travel times to key employment hubs.
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.