Srah Upper, Carracastle, Roosky, Co. Mayo, F45 KX74
5 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 3 Bed · 1 Bath · 94m² · Detached
Market Position
Priced Above Local Sales
At €175,000, 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.
5 closed sales nearby · 18mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 €175,000 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. 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 38% 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
€175,000
Above transaction median
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
18 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 |
|---|---|---|---|
| Barrow, Carracastle, County Mayo, Mayo | 2024-11-26 | 115m² | |
| Tonnagh, Carracastle, Ballaghadereen, Roscommon | 2024-08-26 | 154m² |
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: With a BER rating of F, upgrading to a B2 rating could cost approximately €10,000-€15,000 and potentially increase the property's value by €20,000-€25,000, offering a strong return on investment.
Details
- Compact Living Space: The property's 94.0m² size is on the smaller side compared to the median of 3 bedrooms and 2 bathrooms in the 100km radius, suggesting potential limitations for larger families or those seeking more spacious living.
- Value Optimization Opportunity: The current F BER rating suggests an estimated annual energy cost of €1,800-€2,400, compared to €800-€1,200 for a B-rated property of similar size, representing a potential annual saving of €1,000-€1,200 through energy efficiency improvements.
- Hypothesis: The significant discrepancy between the property's estimated value (€365,394) and its asking price (€175,000), coupled with the F BER rating, strongly suggests that the estimated value is based on a significantly improved condition or a future development potential that is not reflected in the current asking price, indicating a substantial opportunity for value uplift through BER improvements and modernization.
Amenities
Limited Public Transport: There are no direct mentions of specific bus routes, train stations, Luas, or DART stops serving Srah Upper, Carracastle, Roosky, Co. Mayo, F45KX74, indicating a reliance on private transport for connectivity.
Details
- Sparse Local Services: Within a 50km radius, the median sale price is €210,000, with average asking prices around €222,000, suggesting that this location's current amenities may not command premium prices seen in more serviced areas.
- Low Local Activity Metrics: The 5km radius shows only 3 sales in 180 days, with a median of 1 bedroom and 3 bathrooms, indicating a very limited immediate market and potentially sparse local amenities that support higher density housing configurations.
- Hypothesis: The lack of readily available public transport and documented local amenities within a close radius suggests that future property value appreciation for this specific location will be heavily dependent on planned infrastructure developments, such as new road access or local service provision, rather than organic growth driven by existing facilities.
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.