Slievefin, Claregalway, Co. Galway, Claregalway, Co. Galway, H91 E8VW
30 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 4 Bed · 3 Bath · 170m² · Detached
Market Position
Priced Above Local Sales
At €390,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
30 closed sales nearby · 18mo 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 €390,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €25 check before a €390,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
30 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 above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 11.1% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 16% 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
€390,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
30
Transactions Analysed
Within 5.0km
18 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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilgill, Claregalway, Co Galway, Galway | 2023-05-25 | 223m² | |
| Tumnahulla, Corrandulla, Galway, Galway | 2025-08-06 | 155m² |
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
Energy Efficiency Value: A BER B rating indicates good energy performance, potentially saving €800-€1,200 annually on energy costs compared to a D-rated property of similar size in the area.
Spacious Living: With 170m² of living space, this 4-bedroom, 3-bathroom detached house offers a generous footprint, aligning well with family needs and providing ample room for comfortable living.
Cost-Effective Upgrade Potential: While already a B-rated property, further incremental improvements to achieve an A-rating could cost an estimated €6,000-€10,000, potentially increasing property value by €10,000-€15,000 and further reducing annual energy bills.
Hypothesis: The B BER rating is competitive for the local market, but a targeted investment in specific insulation upgrades and an A-rated heating system could differentiate this property by an additional €2,000-€3,000 in annual energy savings, a key selling point for environmentally conscious buyers in Co. Galway.
Amenities
Transport Connectivity: While specific bus routes and train stations serving Claregalway directly are not provided, its location outside Dublin suggests a reliance on private transport, with Galway City likely being the primary hub for public transport options like Bus Éireann routes.
Local Services Access: Claregalway offers essential amenities such as Claregalway National School, local pharmacies, and several dining options like Arru Bar & Restaurant and The Arches Hotel, catering to daily needs.
Family Amenities: The presence of educational facilities like Claregalway National School and Gaelscoil Chnoc na Ré, along with local playgrounds and green spaces, makes the area appealing for families seeking a community feel.
Hypothesis: The limited availability of specific public transport routes in the raw data for Claregalway suggests that proximity to Galway City's main transport hub (e.g., Ceannt Station) via a 15-20 minute drive is the primary driver of commuter appeal, and any future infrastructure development directly serving Claregalway would significantly boost property values.
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.