Old School House, Cloonfallagh, Cloonfallagh, Co. Mayo, F12 N902
14 homes sold nearby. See what they went for — and what to bid on this one.
€90,000 · 2 Bed · 2 Bath · 120m² · Detached
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.
14 closed sales nearby · 18mo 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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
14
Transactions Analysed
Within 5.0km
18 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloonfallagh, Kiltimagh, Mayo, Mayo | 2024-02-22 | 100m² | |
| Balloorclerhy, Kiltimagh, County Mayo, Mayo | 2025-02-25 | 49m² |
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
BER Rating Impact: The G BER rating indicates significant potential for energy cost savings through upgrades; estimated annual energy costs for a G-rated property of this size could be €2,500-€3,500, whereas a B-rated property might cost €900-€1,400.
Upgrade Investment: Upgrading from a G to a C BER rating could cost approximately €15,000-€25,000 but is likely to increase property value by €20,000-€30,000, offering a strong return on investment.
Size Efficiency: With 120m² spread over 2 bedrooms and 2 bathrooms, the property offers 60m² per bedroom, which is generous compared to the median 3-bedroom properties within 100km that average around 90-100m².
Hypothesis: The current G BER rating is a significant detractor, but the substantial potential for value enhancement through energy efficiency upgrades, combined with a large size-per-bedroom ratio, presents a compelling case for a buyer willing to invest in modernization.
Amenities
Connectivity Limitations: The area of Cloonfallagh, Co. Mayo, is not served by specific Dublin Bus routes, Luas, or DART stations; connectivity relies heavily on local or regional bus services, likely requiring multiple changes for significant travel.
Limited Local Services: Specific local amenities such as named primary/secondary schools, shopping centres, or hospitals are not listed in the provided data for Cloonfallagh, Co. Mayo, suggesting a reliance on nearby towns for these services.
Rural Accessibility: While the property is listed as 'Outside Dublin', the lack of specific transport routes and amenities within the immediate vicinity suggests a rural setting where car dependency is high, with any major town or city likely over 20km away.
Hypothesis: The property's remote location in Cloonfallagh, Co. Mayo, coupled with the absence of direct public transport links and readily available local amenities, points towards a niche market appeal focused on rural living, where the value proposition will heavily depend on the buyer's lifestyle preferences rather than urban convenience.
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.