1 Breffni Court, Keadue Road, Leitrim, Co. Leitrim, N41 AV63
29 homes sold nearby. See what they went for — and what to bid on this one.
€190,000 · 3 Bed · 3 Bath · 95m² · End of Terrace
Market Position
Priced Above Local Sales
At €190,000, 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.
29 closed sales nearby · 28mo 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 €190,000, 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 €9,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €190,000, 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.
€9,500
That's what overbidding by just 5% on a €190,000 home costs you — before interest.
A €19 check before a €190,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €190,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 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 · 15% 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
€190,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
29
Transactions Analysed
Within 5.0km
28 months
Data Freshness
Most recent sale age
±20%
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Wooddville, Leitrim Village, Leitrim, Leitrim | 2023-10-16 | 115m² | |
| 1 Model Farm Court, Leitrim Village, Carrick On Shannon, Leitrim | 2024-12-17 | 150m² |
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
Energy Efficiency Advantage: With a C2 BER rating, this property's estimated annual energy costs are around €1,400-€1,800, offering notable annual savings of up to €1,000 compared to D-rated properties which typically incur costs of €2,000-€2,400.
Details
- Spacious Layout: The 95m² size provides ample living space, complementing its 3 bedrooms and 3 bathrooms, which boasts one more bathroom than the 2.0 median for properties in the 5km radius, enhancing family comfort and appeal.
- Optimized Configuration: The property's 3-bed, 3-bath layout surpasses the typical 3-bed, 2-bath configuration for median properties sold within 5km, offering a distinct advantage in convenience and modern living standards.
- Hypothesis: The property's C2 BER rating, while good, presents an opportunity for strategic investment in renewable energy or insulation upgrades (e.g., to a B2 rating), which could potentially increase the property's estimated value by €8,000-€12,000, attracting even more environmentally conscious buyers and commanding a premium in the local market.
Amenities
Local Connectivity: While no DART or Luas, the property benefits from access to Local Link bus services connecting Leitrim Village to larger towns like Carrick-on-Shannon, where the nearest train station provides links to Dublin and Sligo.
Details
- Community & Lifestyle Access: Located near Leitrim Village, residents have convenient access to local amenities such as SuperValu Leitrim Village for groceries, and lifestyle options including Costello's Bar & Restaurant, with larger retail and leisure facilities like Dunnes Stores and Lough Key Forest Park just a short drive away.
- Family-Friendly Environment: The property is ideally situated for families, with Leitrim Village Primary School nearby, and access to secondary education at Leitrim Community School in Carrick-on-Shannon, complemented by local childcare facilities like Keadue Childcare.
- Hypothesis: The growing trend of remote work and preference for rural living, combined with the property's advantageous pricing and excellent local amenities in Leitrim Village, suggests a sustained increase in demand from families and individuals seeking a balanced lifestyle, driving property values upwards in this well-connected rural hub.
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.