12 Drumboe Lower, Stranorlar, Co. Donegal, F93 VKK2
7 homes sold nearby. See what they went for — and what to bid on this one.
€139,000 · 3 Bed · 1 Bath · 64m² · Detached
Market Position
Priced Within Local Sold Range
At €139,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 18mo recency · Low 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 €139,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €6,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €139,000, 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.
€6,950
That's what overbidding by just 5% on a €139,000 home costs you — before interest.
A €19 check before a €139,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 median of comparable sales. 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 · Low
7
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 96 Admiran Park, Stranorlar, County Donegal, Donegal | 2025-06-11 | — | |
| 1 Lawnsdale, Navenny, Ballybofey, Donegal | 2025-07-16 | 123.4m² |
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
Energy Efficiency Cost: Upgrading this E2 BER rated property to a B2 would likely cost between €8,000-€12,000, potentially increasing its market value by €15,000-€20,000.
Size Efficiency: With 64.0m² across 3 bedrooms, the property offers a compact living space, potentially impacting comfort for larger families compared to the average detached home.
Value Optimization: Addressing the E2 BER rating through insulation and heating upgrades presents a clear opportunity to enhance property value and reduce long-term running costs by an estimated €1,000-€1,400 annually compared to properties with D-rated BERs.
Hypothesis: The significant cost to upgrade the BER from E2 to a more desirable B2 rating suggests a substantial upfront investment is required, and the local market may not fully price in these improvements unless they are substantial, potentially creating a value gap for buyers willing to undertake renovations.
Amenities
Transport Connectivity: While specific routes are not detailed for Stranorlar, regional bus services generally connect towns like Stranorlar to Letterkenny, providing essential links to larger transport hubs.
Local Services: Access to amenities in Stranorlar typically includes local shops, primary schools such as St. Mary's N.S., and healthcare facilities within the town itself.
Walkability: The property's location in Drumboe Lower suggests it is situated within a residential area, likely offering reasonable walkability to local shops and primary schools within the Stranorlar/Ballybofey urban area.
Hypothesis: The lack of explicit high-speed rail or major urban transport links (Luas, DART) suggests that properties in Stranorlar will continue to be valued based on their proximity to essential local amenities and regional bus connectivity, with limited potential for appreciation driven by major infrastructure developments.
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.