Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 12.8% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 5.2km over the last 13 months show a median of EUR 278,016 for similar 2-bed apartments. Our fair value estimate is EUR 257,164, which is 11.3% below the asking price of EUR 290,000. There may be room to negotiate. Listed only 10 days ago — this market segment is moving fast, expect competition.
11 days
On market
48 m²
Floor area
BER D2
Energy rating
2 bed
Bedrooms
This is a preview — 3 of 20 sections are open19%
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THE QUESTION
Priced ~13% above our €257k estimate; 2 warnings before you bid.
Here's my honest read before you bid. The asking of €290,000 is about 13% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01Moderate flood risk — OPW CFRAM.
02Below-average BER (D2) — SEAI BER register.
03Fresh listing — seller anchored high — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €290,000
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
Fresh listing — seller anchored high
Listing-age and cut history shift who holds leverage in the negotiation.
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2 WARNINGS TO UNLOCK
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Moderate flood risk
Below-average BER (D2)
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Townhouse 16, Eyre Square Centre, Eyre Square760 m · 2026-04 · 2 bed · 85 m² · C2 · match 79
€375,000
28 Cill Ard, Bohermore, Galway5.2 km · 2025-04 · match 73
€285,000
66 Cill Ard, Bohermore, Galway5.2 km · 2025-04 · match 73
€285,000
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
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