Rose Thatch Cottage, Roveagh, Kilcolgan, Co. Galway, H91 WEP9
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 1 Bath · 47m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 16mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions 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.
Price Distribution Analysis
4 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 aligns with the median of comparable sales. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
16 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Stradbally East, Clarinbridge, Galway, Galway | 2025-10-15 | 220m² | |
| Weir Village, Kilcolgan, Galway, Galway | 2023-12-07 | 115m² |
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
Poor BER Rating: The SI_666 BER rating indicates a low energy efficiency. Upgrading from this level to a B2 could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Compact Size: At 47m², this 2-bedroom cottage is small for its type, potentially limiting its appeal and functionality for families or those seeking more space, though it may appeal to a niche buyer.
Value Optimization: Given the small footprint and low BER, significant investment in energy efficiency upgrades and potential extensions would be required to optimize value and market appeal, costing upwards of €20,000-€30,000.
Hypothesis: The property's small size and low BER rating suggest it is likely to attract buyers prioritizing a lower purchase price over space and energy efficiency, potentially limiting its resale value growth compared to larger, more efficient homes.
Amenities
Limited Public Transport: The property's rural location means direct public transport is likely limited, with no specific bus routes, train stations, or Luas stops mentioned as serving this immediate Roveagh, Kilcolgan address.
Local Services Access: Residents would likely need to drive to access specific amenities such as supermarkets like Tesco in Oranmore (approx. 7km), and healthcare facilities like Galway Clinic (approx. 10km).
Rural Lifestyle Focus: The lack of specific listed walkability routes or nearby parks suggests a lifestyle more focused on private outdoor space and car-dependent access to amenities like restaurants and cafes in nearby towns.
Hypothesis: The property's location in Roveagh, Kilcolgan, likely means that local amenities are scarce, necessitating reliance on nearby towns such as Clarinbridge or Oranmore for shopping, dining, and essential services, impacting daily 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.