18 Stoneywood, Culdaff, Co. Donegal, F93 N6C2
11 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 4 Bed · 3 Bath · 169m² · Detached
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 26mo 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 €220,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 size-adjusted median. 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
11
Transactions Analysed
Within 5.0km
26 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Stoneywood, Culdaff, Donegal, Donegal | 2024-01-29 | 127m² | |
| 46 Dunalainn, Culdaff, Donegal, Donegal | 2023-07-28 | 145m² |
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
Strong BER Rating: The B BER rating suggests good energy efficiency; while specific upgrade costs aren't applicable, properties with this rating typically have annual energy costs around €1,200-€1,600, compared to €2,000-€2,500 for E-rated properties of similar size.
Details
- Generous Size: At 169m², this detached house offers substantial living space, which is 40% larger than the median 3-bedroom property size of approximately 120m² found within a 10km radius, positioning it as a large family home.
- Value Optimization: While the property is listed above its estimated value, its B BER rating and 4 bedrooms/3 bathrooms suggest it meets a good standard for family living; potential optimization could involve cosmetic upgrades to align with modern buyer preferences.
- Hypothesis: The prevalence of 'BER unknown' metrics across all radii suggests that while this property has a documented B rating, many other properties in the area may lack this crucial detail, creating a potential advantage for well-documented homes in securing higher sale prices.
Amenities
Limited Local Transport: The data does not specify any direct bus routes, train stations, Luas or DART stops within proximity to F93N6C2, suggesting potential reliance on private transport for connectivity.
Details
- Undefined Local Facilities: Specific details on educational facilities, healthcare access, shopping, lifestyle amenities, and childcare services in Culdaff are not provided in the raw data, making it difficult to assess local convenience.
- Low Transaction Volume: Within a 10km radius, there have been only 9 sales over 180 days, indicating a very low level of market activity and potentially limited local services catering to a wider population.
- Hypothesis: The sparse market data and lack of specific amenity information for the Culdaff area suggest it is a more rural location, where property value is driven more by intrinsic property features and broader regional connectivity rather than hyper-local, dense urban amenities.
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.