16 Bóthar Rogen, Dãºn Rã, Carrick-on-Shannon, Co. Leitrim, N41 C2Y0
10 homes sold nearby. See what they went for — and what to bid on this one.
€239,900 · 3 Bed · 3 Bath · 92m² · Semi-D
Market Position
Below Typical Sale Prices
At €239,900, 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.
10 closed sales nearby · 13mo 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 €239,900, 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 €11,995 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €239,900, 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.
€11,995
That's what overbidding by just 5% on a €239,900 home costs you — before interest.
A €19 check before a €239,900 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 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 1.5km
13 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| 10 Dun Ri, Carrick On Shannon, Leitrim, Leitrim | 2025-07-23 | 122m² | |
| 7 Lana Meave, Dun Ri, Attirory, Leitrim | 2025-08-22 | 115m² |
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
Moderate BER Rating: A BER rating of 'C' suggests reasonable but not top-tier energy efficiency; upgrades to a B-rated equivalent could cost an estimated €8,000-€12,000 and potentially increase property value by €10,000-€15,000.
Compact Living Space: At 92.0m², this semi-detached home offers a practical size; however, with 3 bedrooms and 3 bathrooms, it implies a more compact layout, which may be less desirable than larger homes in areas with ample space.
Value Optimization Opportunity: Given the C BER rating, focusing on insulation, window upgrades, and potentially a more efficient heating system could improve the energy performance and long-term value, aligning with market trends favouring sustainability.
Hypothesis: The presence of a 'C' BER rating, while not poor, signifies an opportunity for capital appreciation through energy efficiency upgrades, as buyers increasingly prioritize lower running costs; investing €8,000-€12,000 to reach a 'B' rating could yield a €10,000-€15,000 return in value and significant annual energy savings.
Amenities
Connectivity Outside Dublin: As a property located outside Dublin, direct access to Luas, DART, or specific Dublin Bus routes is unlikely; however, it would rely on local bus services connecting to nearby towns or regional transport hubs.
Local Services Availability: Carrick-on-Shannon offers a range of amenities including primary and secondary schools, local shops, cafes, and healthcare facilities such as a GP clinic and pharmacies, supporting daily living.
Recreational Access: The property is situated in an area likely to benefit from proximity to parks and walking trails along the Shannon River, providing residents with opportunities for outdoor recreation.
Hypothesis: The value proposition of this property, located in Carrick-on-Shannon, will be heavily influenced by the ongoing development and accessibility of its local amenities and transport links to larger towns; any investment in improving public transport connectivity or introducing new retail and leisure facilities within a 5km radius could significantly boost its appeal and future valuation.
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.