132 Ard Odonnell, Letterkenny, Co. Donegal, F92 E44Y
14 homes sold nearby. See what they went for — and what to bid on this one.
€169,950 · 2 Bed · 1 Bath · 67m² · Terrace
Market Position
Priced Within Local Sold Range
At €169,950, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 10mo 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 €169,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,950, 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.
€8,498
That's what overbidding by just 5% on a €169,950 home costs you — before interest.
A €19 check before a €169,950 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
14
Transactions Analysed
Within 1.5km
10 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Mcclures Terrace, Letterkenny, Donegal, Donegal | 2025-05-15 | — | |
| 5 Church Lane, Letterkenny, Co Donegal, Donegal | 2025-07-24 | — |
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 Impact: With a BER rating of PENDING, potential buyers face uncertainty regarding future energy costs; upgrading from a likely E-rated property to a B2 could cost €8,000-€12,000 and increase property value by €15,000-€20,000.
Space Efficiency: At 67.0m², this 2-bedroom terrace offers a compact living space; however, comparable 2-bedroom terraces within a 1km radius sold for a median of €170,000, suggesting this size is typical for the price point.
Value Optimization: Given the pending BER rating, investing in energy efficiency upgrades post-purchase, aiming for at least a C rating, could unlock significant value and reduce annual energy bills compared to an unrated property.
Hypothesis: The 'BER_PENDING' status for this property presents an opportunity; assuming it falls into the D or E category, a targeted upgrade to a B2 BER rating could cost approximately €10,000 but potentially enhance the property's market value by €15,000-€20,000, offering a return on investment of 50-100% on the upgrade cost.
Amenities
Connectivity: Letterkenny is served by Bus Éireann routes, including services to Dublin, providing essential transport links outside of the immediate city.
Local Services: The property is located in Letterkenny, which offers a range of amenities including Letterkenny University Hospital, multiple primary and secondary schools like Scoil Mhuire Gan Smal, and various retail options.
Walkability: Ard Odonnell offers good walkability to local shops and services within Letterkenny town centre, with pedestrian access to areas like Pearse Road and the Port Road.
Hypothesis: While specific bus route numbers are not provided in the raw data, the presence of Letterkenny University Hospital and Scoil Mhuire Gan Smal within the town indicates a well-serviced area, suggesting potential for strong walkability and commuter appeal for local employment and education, which typically adds a 5-10% premium to properties in such accessible locations.
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.