Thatched Cottage, Roveagh, Kilcolgan, Co. Galway, H91 WEP9
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 2 Bed · 1 Bath · 47m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 16mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 aligns with the median of comparable sales. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
16 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Stradbally East, Clarinbridge, Galway, Galway | 2025-10-15 | 220m² | |
| Weir Village, Kilcolgan, Galway, Galway | 2023-12-07 | 115m² |
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: With a BER rating of SI_666 (likely a very low rating), upgrading from a D to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a clear investment opportunity.
Space Efficiency: The property offers 47.0m² across 2 bedrooms and 1 bathroom, presenting a compact living space that may require efficient storage solutions and creative use of areas.
Value Optimization Potential: Addressing the low BER rating through energy efficiency upgrades is critical for long-term value and appeal, as properties with higher BERs typically command stronger prices and lower running costs.
Hypothesis: Given the property's small size (47.0m²) and likely poor BER rating, there is a significant opportunity to optimize value by investing in energy retrofitting, potentially increasing its saleability and appeal to a wider buyer pool that prioritizes running costs and environmental impact.
Amenities
Transport Connectivity: While specific routes are not provided, Kilcolgan is typically served by Bus Éireann routes connecting to Galway City, offering regional public transport options.
Lifestyle Access: The area offers proximity to the Wild Atlantic Way coastline and is within driving distance to Galway City's amenities including restaurants, cafes, and retail outlets such as the Eyre Square Shopping Centre.
Local Services: Residents are likely to find local convenience stores and pubs in Kilcolgan, with more comprehensive healthcare and educational facilities available in nearby towns like Oranmore or Galway City.
Hypothesis: The property's rural location at Roveagh, Kilcolgan, while offering peace and quiet, implies a reliance on private transport for accessing major amenities, meaning that any future infrastructure developments focusing on improved public transport links or local community facilities could 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 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.