ross lake house hotel, killaguile, rosscahill, co. galway, h91 h261
0 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 13 Bed · 2 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €850,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. 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 0 comparable transactions within 1.5km over the past 18 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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 Benefits: With a strong B BER rating, this property offers significant energy savings, with estimated annual costs of €800-€1,200, a considerable advantage compared to D-rated properties of this size which typically incur €1,800-€2,200 annually, saving €1,000-€1,400 per year.
Details
- Unusual Configuration: The property's 13 bedrooms with only 2 bathrooms for its 120m² size stands in stark contrast to the area's typical 3-bedroom, 2-2.5 bathroom homes, suggesting a commercial or multi-unit residential setup rather than a standard family residence.
- Compact Footprint: At 120m², the property's overall size is comparable to many family homes in the area which have 3-4 bedrooms, highlighting the highly efficient, compact use of space for its 13-bedroom count, likely optimized for guest accommodation rather than spacious living.
- Hypothesis: The exceptionally high bedroom count relative to its modest square footage and low bathroom count implies this property may be better valued as a commercial guesthouse or hostel conversion opportunity rather than a traditional family home, appealing to a niche buyer seeking revenue potential from multiple compact units rather than spacious residential living.
Amenities
Rural Connectivity: While located in a scenic rural setting, the property relies heavily on personal transport; the nearest public bus services would be from Moycullen or Oughterard connecting to Galway City, approximately 15-20km away, with Galway Ceannt Station (train) further afield in Galway City.
Details
- Essential Services Proximity: Essential services are concentrated in nearby villages such as Moycullen or Oughterard, offering access to supermarkets like SuperValu Moycullen and local pharmacies, with major hospitals like University Hospital Galway located further in Galway City.
- Community Resources: Educational facilities include national schools in Moycullen and Oughterard, with secondary schools and higher education institutions like NUI Galway requiring travel into Galway City, while lifestyle amenities leverage the natural beauty of Ross Lake and proximity to Connemara.
- Hypothesis: Given its location and former hotel designation, the property's appeal for amenity access shifts from daily commuter convenience to tourist-centric lifestyle factors, where proximity to natural attractions like Ross Lake and the Connemara region outweighs direct walkability to urban services, catering to a specific hospitality or retreat market.
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.