No .7 LeicIn Village, Turlough Village, Turlough, Co. Mayo, F23 W409
21 homes sold nearby. See what they went for — and what to bid on this one.
€410,000 · 5 Bed · 3 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €410,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 0.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 22mo 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 €410,000, 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 €20,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €410,000, 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.
€20,500
That's what overbidding by just 5% on a €410,000 home costs you — before interest.
A €19 check before a €410,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price aligns with the median of comparable sales.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
21
Transactions Analysed
Within 5.0km
22 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 52 Leicnin Village, Turlough, Castlebar, Mayo | 2023-08-02 | 158.1m² | |
| 57 Leichnin Village, Turlough, Castlebar, Mayo | 2023-08-18 | 158m² |
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
Energy Efficiency: The property has a C1 BER rating, which is moderate; upgrading to a B2 rating could cost approximately €8,000 - €12,000 and potentially increase property value by €15,000 - €20,000, while reducing annual energy costs compared to lower-rated homes.
Size and Configuration: With 120m² spread across 5 bedrooms and 3 bathrooms, the property offers a generous living space, equating to 24m² per bedroom, which is favourable for family accommodation.
Value Optimization: While the C1 BER rating is a positive starting point, focusing on minor insulation upgrades or efficient heating system maintenance could further enhance its market appeal and reduce operational costs.
Hypothesis: Given the C1 BER, the property's energy efficiency is mid-range for its size and type; a targeted investment of €5,000 in improved insulation and a smart thermostat could push its BER towards a B2, potentially yielding a €10,000 value increase and saving €500-€800 annually on energy bills compared to its current rating.
Amenities
Transport Links: While specific transport routes serving Turlough Village are not detailed in the provided data, the F23W409 Eircode suggests a rural location potentially reliant on local bus services and private transport.
Local Services: Information on specific schools, healthcare, shopping, or lifestyle amenities within Turlough Village or its immediate vicinity is not provided in the raw data.
Connectivity Assessment: The absence of explicit details on bus routes (e.g., Bus Éireann routes), train stations (e.g., Claremorris station is approx. 20km away), or Luas/DART stops indicates limited public transport connectivity for this specific location.
Hypothesis: The property's rural designation (F23W409) implies a reliance on local infrastructure, and the lack of specific transport or amenity data suggests potential challenges for buyers prioritizing convenient public transport access to larger towns or cities like Galway (approx. 1 hour drive) or Castlebar (approx. 10-15 minute drive).
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.