Shammerbaun, Kilkelly, Ballyhaunis, Co. Mayo, F35 XR84
22 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 3 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €180,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
22 closed sales nearby · 20mo recency · High 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 €180,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · High
22
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Simon Hurst, Barnacogue, Swinford, Mayo | 2025-09-12 | 107m² | |
| Barnacogue, Swinford, Mayo, Mayo | 2023-06-13 | 74m² |
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 Rating Impact: The D2 BER rating suggests potential for significant energy cost increases, estimated at €1,800-€2,200 annually compared to a B-rated property. Upgrading to a B2 could cost €8,000-€12,000 and increase value by €15,000-€20,000.
Size Efficiency: With 120m² spread across 3 bedrooms and 2 bathrooms, the property offers a reasonable 40m² per bedroom, aligning with typical bungalow configurations for family living.
Value Optimization Opportunity: The D2 BER rating presents a clear opportunity for value enhancement through energy efficiency upgrades, with potential to recoup upgrade costs and increase market appeal.
Hypothesis: The current D2 BER rating is a significant deterrent for energy-conscious buyers, and while upgrades are possible, the proximity to properties with potentially better BERs (though not explicitly provided) in a 10km radius with a median sale price of €205,000 suggests that without improvements, this property may struggle to reach higher valuations despite its size.
Amenities
Limited Local Public Transport: Based on the provided data, there are no specific bus routes, train stations, Luas or DART stops mentioned as serving Kilkelly, Ballyhaunis directly, indicating a reliance on private transport for connectivity.
Rural Amenities: Kilkelly and Ballyhaunis are situated in a rural setting, meaning access to major shopping centres, diverse retail, or a wide array of restaurants and cafes would likely require travel to larger towns like Castlebar or Galway.
Healthcare Access: While specific local clinics are not detailed, the proximity to Ballyhaunis would suggest access to local GP services and a pharmacy, with larger hospitals likely situated in towns like Castlebar or Sligo, requiring travel.
Hypothesis: The lack of detailed public transport and readily available amenities in the immediate vicinity of Shammerbaun suggests that its appeal is primarily to buyers seeking a rural lifestyle away from urban centres, and any future infrastructure development or public transport enhancement would significantly boost its attractiveness and valuation.
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.