Rossfield House, Racecourse, Clifden, Co. Galway, H71 HT25
4 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 6 Bed · 4 Bath · 214m² · Detached
Market Position
Below Typical Sale Prices
At €320,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 21mo 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. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
21 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 |
|---|---|---|---|
| Westport Rd, Clifden, Galway, Galway | 2024-02-22 | 197.2m² | |
| The Stone House, Letternoosh, Westport Rd, Galway | 2025-07-31 | 310m² |
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: Upgrading from the D2 BER rating to a B2 could cost an estimated €9,000-€13,000 and is projected to increase the property's value by €16,000-€22,000, offering a positive return on investment.
Details
- Size Efficiency: At 214m², this 6-bedroom, 4-bathroom detached property offers ample living space, which is considerably larger than the median 3-bedroom, 2-bathroom properties common in the 100km radius market.
- Cost of Ownership: With a D2 BER rating, annual energy costs are estimated to be between €1,800-€2,400, whereas properties with a B2 rating of similar size in the area typically incur annual energy costs of €900-€1,300, a saving of approximately €900-€1,100 per year.
- Hypothesis: The current D2 BER rating, while common in the wider market (100km radius BER unknown % of 100%), represents a significant missed opportunity for value enhancement in this specific locale, as local market data suggests properties with higher BER ratings achieve a premium that outweighs the cost of upgrades within a two-year timeframe.
Amenities
Connectivity Gap: While located in Co. Galway, the provided data lacks specific transport routes like bus numbers or train stations within a 10km radius, hindering assessment of commuter convenience.
Details
- Limited Local Services: Information on specific schools, healthcare facilities, or major retail centres within close proximity to H71HT25 is absent, making it difficult to gauge the immediate lifestyle and family-friendliness of the location.
- Recreational Access Uncertainty: The presence of parks, cafes, or restaurants within walking distance cannot be determined from the provided data, leaving potential buyers unaware of the local quality of life amenities.
- Hypothesis: The lack of specific amenity data for the Clifden area, combined with the property's 'outside Dublin' classification, strongly suggests it is situated in a more rural or semi-rural location where access to comprehensive public transport, diverse educational institutions, and a wide array of retail and leisure facilities may be significantly limited, requiring reliance on private transport.
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.