14 Ros Mór, Donegal, Donegal Town, Co. Donegal, F94 Y728
3 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 2 Bath · 89m² · Duplex
Market Position
Priced Above Local Sales
At €185,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 14mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 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.
Financial Exposure · 23% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€185,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
14 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment No 6 Highfield, Ardeskin, Donegal Town, Donegal | 2023-09-25 | 88m² | |
| 39a Bru Na Mara, Donegal, Donegal, Donegal | 2025-05-02 | — |
Transactions within a 5.0km radius and 36-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 Energy Performance: The C2 BER rating suggests moderate energy efficiency, with annual energy costs likely ranging between €1,200 - €1,800, compared to €800 - €1,200 for B-rated properties of similar size.
Space Efficiency: At 89m², this 3-bedroom duplex offers a reasonable size, aligning with the median of 3 bedrooms within 100km, but is smaller than the 4-bedroom properties common in closer 10km radius markets.
Value Optimisation Potential: While the BER is C2, strategic upgrades could improve market appeal; for instance, improving to a B2 rating might cost €8,000-€12,000 and could potentially increase property value by €15,000-€20,000, creating a positive return on investment.
Hypothesis: The C2 BER rating, while adequate, represents a key opportunity for value enhancement; properties in this region with a focus on energy efficiency (B ratings) are likely to command a premium, making targeted upgrades a smart investment for long-term value and reduced running costs.
Amenities
Limited Local Connectivity: As a property outside Dublin, specific public transport links like Luas, DART, or frequent Dublin Bus routes are unlikely to serve this immediate area, requiring reliance on local bus services or private transport.
Regional Service Hub: Donegal Town offers essential amenities including Letterkenny University Hospital (approx. 45km), Scoil Mhuire Secondary School, and the Abbey Vocational School, serving the broader region's healthcare and education needs.
Local Retail and Lifestyle: Nearby amenities likely include local shops and supermarkets within Donegal Town, and dining options such as The Olde Castle Bar & Restaurant and The Blueberry Cafe, catering to daily needs and leisure.
Hypothesis: Given the location in Co. Donegal, the property's value is heavily influenced by regional connectivity and local town services rather than broad urban transit networks; future development in Donegal Town focusing on enhanced public transport links and diversified retail offerings would significantly boost local property appeal.
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.