107 Ballymacool Woods, Letterkenny, Co. Donegal, F92 YX4V
18 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €220,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
18 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
These signals interact — full analysis in report.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
18
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±16%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 66 Ballymacool Wood, Letterkenny, Co Donegal, Donegal | 2026-01-12 | 99.4m² | |
| 87 Ballymacool Wood, Letterkenny, County Donegal, Donegal | 2025-12-11 | 98m² |
Transactions within a 1.5km 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 C2 Advantage: The C2 BER rating offers moderate energy efficiency, likely resulting in annual energy costs of €1,400-€1,800, which is €400-€800 less than a D-rated property of similar size.
Spacious Living: With 120m² and 3 bedrooms, this property offers ample space, aligning well with the median of 3 bedrooms for the 100km radius market, but is larger than the median 4 bedrooms seen in the 10km radius.
Value Optimization Opportunity: Upgrading the C2 BER rating to a B2 could cost approximately €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a good return on investment.
Hypothesis: The consistent 3-bedroom median across most radii, except for the 10km and 20km ranges showing a median of 4 bedrooms, suggests a potential oversupply or shifting demand towards larger family homes in the immediate vicinity, which this property partially addresses with its 3 bathrooms.
Amenities
Regional Connectivity: While specific local bus routes are not detailed, Letterkenny is served by Bus Éireann services connecting to major towns and cities, and is approximately a 3-hour drive from Dublin, indicating moderate national connectivity.
Local Services: Letterkenny offers essential amenities including Letterkenny University Hospital, numerous primary and secondary schools like Loreto Secondary School and Scoil Naomh Treasa, and a range of shops such as RTÉ Shop Letterkenny and Dunnes Stores.
Recreational Access: Residents can enjoy amenities like Letterkenny Town Park, Aura Leisure Centre Letterkenny, and various cafes and restaurants within the town, providing a good quality of life.
Hypothesis: The lack of detailed transport data within the provided metrics for the Letterkenny area, coupled with the property's 'Outside Dublin' classification, suggests a reliance on private transport for accessing amenities and employment centres, potentially limiting its appeal to a specific buyer demographic.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.