Shanvolahan, Bellacorick, Eskeragh, Ballina, Co. Mayo, F26 Y771
5 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 3 Bed · 1 Bath · 92m² · Detached
Market Position
At the Upper End of Local Sales
At €205,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 11mo recency · Low 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 32% 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
€205,000
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
5
Transactions Analysed
Within 5.0km
11 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Shanvolahan, Bellacorick, Ballina, Mayo | 2025-05-21 | — | |
| Eskeragh, Bellacorick, Ballina, Mayo | 2025-09-03 | — |
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
Significant BER Upgrade Potential: Upgrading the F BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, offering a strong return on investment.
Substantial Energy Cost Savings: A B2 BER rating could reduce annual energy costs from an estimated €2,200-€2,800 (for an F rating) to €900-€1,300, a saving of approximately €1,300-€1,500 per year.
Compact Living Space: At 92.0m², the property offers a standard size for a 3-bedroom, 1-bathroom home, but may feel slightly compact compared to newer builds or properties in areas with higher average square meterage.
Hypothesis: The F BER rating signifies significant heat loss, suggesting that improvements to insulation and heating systems are paramount; focusing on attic and wall insulation could offer a cost-effective initial upgrade, potentially improving the BER by one or two grades for under €5,000 and yielding immediate savings.
Amenities
Limited Public Transport: Information on specific bus routes, train stations, or Luas/DART stops serving Shanvolahan, Bellacorick, Eskeragh directly is not available in the provided data, suggesting reliance on private transport.
Rural Setting Amenities: Specific details on educational facilities, healthcare access, shopping, and lifestyle amenities in close proximity to F26Y771 are not provided, indicating a likely rural setting with services located in nearby towns like Ballina.
Low Walkability Indicator: The property's rural address suggests limited walkability to amenities, with most daily needs likely requiring travel by car.
Hypothesis: The lack of specific public transport routes and proximate amenities in the provided data strongly suggests that any future development or infrastructure investment in the Ballina area, particularly towards improved connectivity or local services for this rural zone, would significantly boost property values in this specific micro-location.
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.