12 Riverside Park, Clonmany, Clonmany, Co. Donegal, F93 KH72
10 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 4 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €150,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 9mo 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 €150,000, 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 €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €19 check before a €150,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
10
Transactions Analysed
Within 3.0km
9 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gortfad, Clonmany, Donegal, Donegal | 2025-07-22 | 289.8m² | |
| Annagh Upper, Clonmany, Lifford, Donegal | 2024-11-21 | 83m² |
Transactions within a 3.0km 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 Impact: The SI_666 BER rating suggests significant potential for energy efficiency upgrades. Improving from this rating to a B2 could cost an estimated €15,000-€20,000 but is likely to increase the property's value by €25,000-€35,000 and reduce annual energy costs by €1,000-€1,500 compared to its current state.
Space Efficiency: With 120m² across 4 bedrooms and 3 bathrooms, the property offers a comfortable living space, but the ratio of bathrooms to bedrooms is high for the size, potentially indicating a less efficient use of floor area if bathrooms are disproportionately large or if some bedrooms are small.
Value Optimization Opportunity: The current estimated value is €174,990, but the asking price is €150,000. This €24,990 difference, combined with the potential BER upgrade, presents an opportunity to invest in improvements and still achieve significant equity growth.
Hypothesis: Given the low BER rating, a strategic investment in insulation, heating systems, and windows, costing approximately €15,000-€20,000, could elevate the property's BER to a B2, not only improving its marketability and appeal to energy-conscious buyers but also potentially unlocking an additional €25,000-€35,000 in value, making it a compelling renovation project.
Amenities
Limited Transport Connectivity: As F93KH72 is in Clonmany, Co. Donegal, it is unlikely to be served by Dublin Bus, Luas, or DART services; residents would rely on local Donegal County Council bus routes or private transport for connectivity.
Local Lifestyle Access: Clonmany offers local amenities such as shops, cafes, and potentially a local post office or community centre, but larger retail, specialized healthcare, and diverse dining options would likely require travel to Letterkenny or Derry.
Rural Setting Walkability: The property is situated in a rural area, meaning walkability will be limited to local roads and potentially nearby green spaces, rather than structured pedestrian infrastructure or extensive public parks.
Hypothesis: The lack of direct public transport links to major urban centres from Clonmany suggests that property values in this area are primarily driven by local demand, natural beauty, and a desire for a rural lifestyle, rather than commuter convenience, indicating a market less susceptible to the rapid fluctuations seen in areas well-connected to economic hubs.
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.