Rose Cottage, Joycegrove, Brownsgrove, Tuam, Co. Galway, H54 EV76
1 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 87m² · Detached
Market Position
Limited Transaction Data
At €295,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 84% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€295,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carnagur, Dunmore, Galway, Galway | 2023-12-01 | 100.5m² |
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 Upgrade Opportunity: With a D2 BER rating, this property would benefit significantly from energy upgrades; improving to a B2 rating could cost €8,000-€12,000 but potentially increase the property value by €15,000-€20,000, offering a clear return on investment.
High Energy Costs: The current D2 BER means estimated annual energy costs are likely in the range of €1,800-€2,200, which is significantly higher compared to €800-€1,200 for B-rated properties of a similar size, impacting affordability for a buyer.
Compact Living: At 87m² with 2 bedrooms and 1 bathroom, this property is notably smaller and has fewer bathrooms than the median 3-4 bedroom, 2-bathroom properties typically found in the 10km radius, which impacts its appeal to larger families.
Hypothesis: Given the current market's strong demand for more energy-efficient homes, investing in BER upgrades for this D2-rated property could transform it into a highly competitive offering, potentially bridging the gap between its asking price and market value by appealing to eco-conscious buyers.
Amenities
Regional Transport Access: The property benefits from good road connectivity via the nearby N17 (Galway-Sligo) and close proximity to the M17 motorway, facilitating efficient travel to Galway City (approx. 30-40 mins) and other regional centres, with Bus Éireann services available in Tuam town centre (e.g., routes to Galway).
Comprehensive Local Services: Located within reach of Tuam town, residents have access to essential amenities including supermarkets such as Tesco, SuperValu, Aldi, and Lidl, several primary and secondary schools like Presentation Primary School and St. Jarlath's College, and local GP clinics (e.g., Tuam Family Practice) and pharmacies.
Limited Walkability for Daily Needs: While Tuam town offers various services, Rose Cottage in Joycegrove/Brownsgrove is likely more rural, requiring car travel for most shopping (e.g., supermarkets ~5km) and school runs, although local walking routes may be available within the immediate countryside surrounding the property.
Hypothesis: As Tuam continues to grow as a commuter town for Galway City due to enhanced M17 connectivity, the property's location, slightly removed from the immediate town centre, may increasingly appeal to buyers seeking a quieter, more spacious environment with good road links rather than direct walkability to all amenities.
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.