rose cottage, 8 corraneena, kilconnell, kilconnel, co. galway, h53 w6h0
5 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 78m² · Detached
Market Position
Priced Above Local Sales
At €165,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
5 closed sales nearby · 28mo recency · Low 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 €165,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €165,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 · Low
5
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilconnell House, Kilconnell, Ballinasloe, Galway | 2023-12-05 | 223m² | |
| The Beeches, Kilconnell, Ballinasloe, Galway | 2023-06-12 | 80m² |
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 Improvement Potential: Strategic upgrades from the current BER D rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a tangible investment return.
Details
- Annual Energy Cost Implications: With a BER D rating, this 78m² property's estimated annual energy costs are €1,800-€2,200, which is substantially higher than the €800-€1,200 typical for B-rated properties of comparable size, highlighting potential long-term savings through efficiency improvements.
- Size and Configuration Analysis: At 78m² with 2 bedrooms and 1 bathroom, this detached property is smaller than the median 4-bedroom, 2-bathroom homes typically sold within a 20km radius, indicating its appeal may be to a specific market segment seeking a more compact residence.
- Hypothesis: The property's lower BER rating and smaller footprint compared to local averages present a clear opportunity for a buyer to add significant value through targeted energy efficiency upgrades and potential extensions, transforming it from an entry-level offering into a more competitive asset in the local market.
Amenities
Limited Public Transport: The property's rural location in Kilconnell means it lacks direct Luas, DART, or specific Dublin Bus route access; the nearest significant public transport hub, including a train station and Bus Éireann services, is in Ballinasloe, approximately 12km away.
Details
- Essential Local Facilities: While Kilconnell National School is available locally, comprehensive secondary education facilities, along with major healthcare services like Portiuncula University Hospital, are primarily located in Ballinasloe, requiring travel of around 12km.
- Basic Local Services: Immediate shopping options are limited to local village shops; for larger retail needs, including supermarkets like Tesco and Lidl, along with diverse restaurants and cafes, residents must travel to Ballinasloe, roughly 12km distant.
- Hypothesis: The property's primary appeal lies with buyers seeking a tranquil, rural lifestyle where self-sufficiency and reliance on personal vehicle transport are acceptable, as direct access to a broad range of urban amenities is concentrated in the nearby town of Ballinasloe.
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.