Sonvolaun, Kilmovee, Urlaur, Co. Mayo, F45 FT91
14 homes sold nearby. See what they went for — and what to bid on this one.
€80,000 · 3 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €80,000, 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.
14 closed sales nearby · 22mo 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 €80,000, 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 €4,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €80,000, 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.
These signals interact — full analysis in report.
€4,000
That's what overbidding by just 5% on a €80,000 home costs you — before interest.
A €19 check before a €80,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 5.0km
22 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cloonamna, Kilmovee, Co. Mayo, Mayo | 2023-10-26 | 65m² | |
| Tavneena Upper, Charlestown, Mayo, Mayo | 2024-02-26 | — |
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 Upgrade Potential: With an E1 BER rating, investing €8,000-€12,000 in insulation and heating upgrades could improve the rating to C or B, potentially increasing the property value by €15,000-€20,000.
Size Efficiency: The 120m² size for a 3-bedroom detached home is standard, offering adequate living space without being excessively large for the area's typical property configurations.
Cost-Effective Improvements: Upgrading the E1 BER rating to a C1 would likely cost between €6,000 and €10,000, offering an estimated value uplift of €12,000 to €18,000, making it a prudent investment for enhanced marketability and lower running costs.
Hypothesis: The E1 BER rating suggests significant scope for energy efficiency improvements that could unlock substantial capital appreciation, implying that a buyer focused on renovation could achieve a higher return on investment than in areas with already high energy-efficient stock.
Amenities
Limited Transport Connectivity: The property's rural location in Kilmovee, Co. Mayo, means it is not served by specific Dublin Bus routes, train stations, Luas, or DART lines.
Basic Local Services: Shopping and retail options would likely be limited to local village stores in Kilmovee or requiring travel to larger towns like Ballaghaderreen (approx. 15km away) for supermarkets such as Tesco or Lidl.
Rural Lifestyle Amenities: Lifestyle amenities are likely centered around community activities and natural surroundings, with no specific named parks, gyms, or restaurants immediately identifiable in Urlaur or Kilmovee without further local investigation.
Hypothesis: The property's isolation from major transport hubs and urban amenities suggests it appeals to a niche market seeking a quieter, rural lifestyle, and any future value uplift will be heavily dependent on local infrastructure development rather than broader regional connectivity improvements.
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.