The Weirs, Tuam, Co. Galway, H54 TN20
9 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 2 Bath · 134m² · Detached
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 8mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the size-adjusted median. 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
Statistical Confidence · High
9
Transactions Analysed
Within 3.0km
8 months
Data Freshness
Most recent sale age
±12%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Grandgate, Gardenfield, Tuam, Galway | 2025-03-10 | 220m² | |
| Ballygaddy Rd, Tuam, Galway, Galway | 2024-10-07 | 130m² |
Transactions within a 3.0km radius and 18-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 Improvement Potential: Upgrading the C2 BER rating could increase the property's market appeal and potential value; a move to a B2 rating, typically costing €8,000-€12,000, could enhance energy efficiency, leading to annual savings of approximately €1,000-€1,400 compared to a D-rated property of similar size.
Details
- Spacious Family Home: With 134m² and 4 bedrooms, this detached property offers ample space, aligning with the '4+ Bed' category which is generally desirable, though 4 bedrooms is the median for properties sold within a 10km radius over 180 days.
- Value Optimization Needed: The asking price premium over comparable local sales suggests that while the property is a good size, optimizing its presentation and potentially its BER rating (from C2) would be crucial to justify the current price point and align with market expectations.
- Hypothesis: Given the C2 BER rating and the price positioning, investing in targeted energy efficiency upgrades could be a strategic move to not only improve the property's environmental credentials but also to command a stronger premium in a market where energy costs are a growing concern, potentially bridging the gap to higher-priced comparables.
Amenities
Regional Connectivity: The property is located in Tuam, Co. Galway, which is served by Bus Éireann routes connecting to Galway City, offering regional transport links rather than direct urban commuter services like Dublin's Luas or DART.
Details
- Local Services Access: Within Tuam, residents have access to amenities such as T.U. Dublin's Tuam Campus, HSE Primary Care Centre, local pharmacies like O'Connells Pharmacy, and supermarkets including Tesco and Aldi, providing essential services within a reasonable distance.
- Limited Walkability to Key Services: While Tuam town centre offers amenities, the specific location at 'The Weirs' may require car travel for frequent access to schools like St. Patrick's Primary School and Tuam Secondary School, and lifestyle facilities such as local parks or gyms.
- Hypothesis: The property's location in Tuam, while offering a good range of local amenities and regional connectivity, lacks the immediate public transport and diverse service density found in larger urban centers, suggesting its appeal is strongest to those prioritizing a quieter, regional lifestyle over daily urban commuting.
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.