18 Kingsfort Manor, Ballintogher, Sligo, Co. Sligo, F91 C9X8
5 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 4 Bed · 2 Bath · 125m² · Semi-D
Market Position
Below Typical Sale Prices
At €240,000, 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.
5 closed sales nearby · 19mo 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 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 · Low
5
Transactions Analysed
Within 5.0km
19 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Kingsfort Manor, Ballintogher, Sligo, Sligo | 2025-09-26 | 125m² | |
| 29 Kingsfort Manor, Ballintogher, Sligo, Sligo | 2025-01-15 | 125m² |
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 Upgrade Potential: With a C2 BER rating, upgrading to a B2 could cost an estimated €5,000-€8,000 and potentially increase property value by €8,000-€12,000.
Energy Cost Savings: A C2 BER rating offers annual energy cost savings of approximately €1,500-€1,800 compared to an F-rated property of similar size, suggesting moderate efficiency.
Spacious Living: At 125m², this 4-bedroom, 2-bathroom semi-detached property offers ample living space, which is favourable given the 1km radius median price per sqm of €2,242.
Hypothesis: The C2 BER rating, while not top-tier, represents a solid foundation for energy efficiency improvements, and the investment in targeted upgrades could yield a return exceeding the upgrade costs due to the relatively strong price per square meter in the local area.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas, or DART stops explicitly mentioned for Ballintogher, suggesting reliance on private transport.
Essential Services Nearby: While specific details for Ballintogher are scarce, the general Sligo area offers access to St. Mary's Hospital and various local pharmacies and primary schools.
Community Focus: Ballintogher village likely offers a local shop and a pub, catering to immediate needs, but requires travel for extensive retail or dining options.
Hypothesis: The property's location outside of major urban hubs, while offering a potentially quieter lifestyle, translates to a lower accessibility score for public transport and a greater reliance on private vehicle ownership, which could impact long-term desirability and resale value compared to properties with direct access to major transport networks.
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.