1 sruth árd, lurganboy, lurganboy, co. leitrim, f91 x7f9
15 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 3 Bed · 3 Bath · 103m² · Semi-D
Market Position
Priced Within Local Sold Range
At €165,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 6.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 16mo 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €165,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 24 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
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
16 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Struth Ard, Lurganboy, Co. Leitrim, Leitrim | 2024-10-30 | 126m² | |
| 86 Creamery Rd, Manorhamilton, Leitrim, Leitrim | 2024-07-18 | 122.5m² |
Transactions within a 3.0km radius and 24-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 Opportunity: With an F BER rating, upgrading this 103m² property to a B2 rating could cost an estimated €15,000-€30,000, but is projected to increase its market value by €20,000-€40,000, presenting a strong return on investment.
Details
- Energy Cost Savings Potential: An F-rated property like this typically incurs annual energy costs of €2,500-€3,500; upgrading to a B2 rating could reduce these costs to €1,000-€1,500 annually, saving €1,500-€2,000 per year.
- Superior Bathroom Configuration: This 3-bedroom, 3-bathroom property offers a premium compared to the local median of 2 bathrooms within a 5km radius, enhancing appeal for families or those seeking extra convenience.
- Hypothesis: The property's existing 3-bathroom configuration, while not standard for the local median, could become a key differentiating factor attracting buyers prioritizing modern living standards, especially if coupled with a strategic BER upgrade, potentially achieving a sale price closer to the estimated value rather than the current asking price.
Amenities
Regional Connectivity: While in a rural setting, the property offers access to Bus Éireann routes in nearby Manorhamilton (approximately 10km), providing connections to larger towns like Sligo, where Sligo Mac Diarmada train station offers services to Dublin.
Details
- Essential Services Access: Located near Manorhamilton (approx. 10km), residents have access to vital amenities including SuperValu Manorhamilton for groceries, local GP clinics, and pharmacies, ensuring daily needs are met.
- Lifestyle & Education: The area benefits from proximity to natural attractions like Glencar Waterfall (approx. 15km) for outdoor activities, and specific educational facilities such as Manorhamilton National School and Ardscoil Phadraig Secondary School within a 10km radius.
- Hypothesis: The property's rural location in Lurganboy, with its natural amenities and proximity to essential services in Manorhamilton, positions it as an attractive option for buyers seeking a quieter lifestyle or remote work opportunities, potentially driving demand from those willing to trade urban convenience for a more serene environment, especially as hybrid work models become more prevalent.
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.