107 Ballymacool Woods, Letterkenny, Co. Donegal, 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 Rating Potential: With a C2 BER rating, significant cost savings are already being realised compared to lower-rated properties, but targeted upgrades could further enhance value.
Space Efficiency: The 120m² semi-detached property with 3 bedrooms and 3 bathrooms offers a balanced configuration, with 1.5 bathrooms per bedroom, suggesting good space allocation.
Value Optimization Opportunity: While the BER is C2, investing in insulation and heating system upgrades could potentially improve the rating to B2, costing an estimated €8,000-€12,000 and potentially increasing property value by €15,000-€20,000.
Hypothesis: The C2 BER rating, while not top-tier, positions the property favourably against the 100km radius average where BER is unknown for 100% of properties, suggesting that a focus on energy efficiency could be a key differentiator in this market.
Amenities
Connectivity Limitations: As an 'Outside Dublin' location, the immediate data lacks specific public transport routes like bus numbers or train stations, implying potential reliance on private transport.
Local Services Access: Letterkenny provides essential services including Letterkenny General Hospital, Aura Leisure Centre Letterkenny, and Letterkenny Shopping Centre, catering to daily needs.
Educational Proximity: The area is served by educational facilities such as Loreto Convent Secondary School and Coláiste Ailigh, making it a viable option for families.
Hypothesis: While specific public transport data is absent, the presence of key amenities like Letterkenny General Hospital and multiple schools suggests that the area offers a reasonable quality of life and self-sufficiency, which could appeal to a segment of buyers prioritizing local services over direct Dublin commute links.
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.