22 Dartry View, Kinlough, Kinlough, Co. Leitrim, F91 T4A3
14 homes sold nearby. See what they went for — and what to bid on this one.
€229,950 · 3 Bed · 2 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €229,950, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 8mo 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 €229,950, 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 €11,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €229,950, 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.
€11,498
That's what overbidding by just 5% on a €229,950 home costs you — before interest.
A €19 check before a €229,950 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
From €19 for your strategy on a €229,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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
8 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 24 Dartry View, Kinlough, Leitrim, Leitrim | 2025-04-10 | 106m² | |
| 28 Dartry View, Kinlough, Leitrim, Leitrim | 2025-10-22 | 122m² |
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 Improvement Potential: Upgrading the C2 BER rating to a B2 could cost an estimated €6,000-€9,000 and potentially increase property value by €10,000-€15,000, presenting a tangible return on investment.
Details
- Generous Floor Area: With 120m² of living space, this property offers 14% more floor area than the average 3-bedroom property in the 10km radius, providing better value per square meter.
- Value Optimization Opportunity: The current C2 BER rating suggests annual energy costs are likely in the €1,200-€1,600 range; achieving a B2 rating could reduce these by €300-€500 annually, making the property more attractive long-term.
- Hypothesis: While the C2 BER rating is acceptable, the significant floor area of 120m² suggests that future value appreciation will be driven more by quality of life enhancements and local infrastructure development rather than substantial BER improvements, especially given that 100% of properties within 100km have unknown BERs.
Amenities
Limited Direct Transport: Kinlough is not directly served by specific bus routes, train stations, or Luas/DART lines, meaning travel to larger towns or cities would require private transport or multiple bus connections.
Details
- Basic Local Services: While specific details for Kinlough are not provided, properties in similar semi-rural Co. Leitrim locations typically have access to a local shop, a primary school, and a pharmacy within a 2-5km radius.
- Moderate Walkability: With its semi-detached nature, the property likely offers some pedestrian access to local amenities within Kinlough, though extensive walkability to diverse services is dependent on the village's specific layout.
- Hypothesis: The absence of direct public transport links suggests that Kinlough's property market value is less influenced by commuter convenience and more by intrinsic local charm and access to natural amenities, implying that future demand will be driven by lifestyle buyers rather than urban commuters.
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.