Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 20.1% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 30.9km show a median of EUR 284,946 for similar 3-bed detached houses, while the asking price is EUR 335,000 (16.8% above our fair value estimate of EUR 278,738). We recommend caution and strong negotiation. Listed only 8 days ago — this market segment is moving fast, expect competition.
73 days
On market
94 m²
Floor area
BER E2
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open17%
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THE QUESTION
Priced ~20% above our €279k estimate; 2 red flags, 4 warnings before you bid.
Here's my honest read before you bid. The asking of €335,000 is about 20% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 red flags here I wouldn't ignore — the full report names them and what to do. 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.
01One fails a health screen — and names the test to order — graded a red flag.
02A running-cost burden the asking price ignores — graded a red flag.
03One likely affects your buildings-insurance quote — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €335,000
OPEN
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LIKELY
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WALK AWAY
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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 7 findings on this property.
FREE PREVIEW: 1 OF 7 FINDINGS
ⓘ WATCH
73 days on market — anchor eroding
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
2 RED FLAGS AND 4 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
One likely affects your buildings-insurance quote
One is a structural risk pattern for this era and area
An amenity factor your solicitor won’t check
A comfort issue you’d only notice after moving in
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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
Galway Road, Gort, Co Galway30.9 km · 2024-12 · match 70
€145,000
43 The Naples, Gort, Co Galway610 m · 2026-02 · 4 bed · C3 · match 66
€405,000
30 The Grove, Crowe St, Gort410 m · 2026-03 · match 62
€245,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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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
20+ Irish government and industry sources.
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