288 Bomany, Letterkenny, Rashedoge, Co. Donegal, F92 XKH6
17 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 3 Bed · 1 Bath · 79m² · Semi-D
Market Position
Priced Within Local Sold Range
At €175,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 1.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 9mo 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 €175,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 3.0km · 18 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 · High
17
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±16%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 40 The Garden, Ballymacool, Letterkenny, Donegal | 2025-05-20 | 98.7m² | |
| 10 The Forest, Ballymacool, Letterkenny, Donegal | 2025-06-27 | 98m² |
Transactions within a 3.0km 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 Rating Impact: The D2 BER rating suggests potential for significant energy cost savings through upgrades; improving to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000.
Size Efficiency: With a size of 79.0m² and 3 bedrooms, the property offers a standard configuration for its type, though larger homes within a 10km radius have a median sale price of €215,500, indicating potential for value if a larger footprint is desired.
Value Optimization Opportunity: Investing in energy efficiency upgrades from the current D2 rating to a B2 could enhance the property's appeal and reduce annual running costs, which are estimated to be €1,800-€2,200, compared to €800-€1,200 for B-rated properties of similar size.
Hypothesis: Given the D2 BER rating and the estimated upgrade costs of €8,000-€12,000 to reach a B2 rating, focusing on these improvements could yield a return on investment of approximately 125%-250% based on the potential value increase, making it a financially prudent strategy to optimize property quality for future resale.
Amenities
Transport Connectivity: While specific bus routes, train stations, or Luas stops for Bomany, Letterkenny are not detailed in the provided data, its location outside Dublin suggests reliance on local bus services and potentially driving for wider connectivity.
Local Services: Specific local amenities such as schools, hospitals, shopping centers, or restaurants for Bomany, Letterkenny are not detailed in the provided data, requiring further research into Letterkenny town's offerings.
Family & Lifestyle Focus: The absence of specific family and lifestyle amenity data means potential buyers would need to investigate educational facilities like Coláiste Ailigh or Letterkenny Institute of Technology, and parks like Newpark Forest Park to assess suitability.
Hypothesis: The lack of specific amenity data for the Bomany area within the provided metrics suggests that while Letterkenny as a town offers typical amenities, the immediate vicinity of Bomany may be more residential and less amenity-rich, implying that a premium might be placed on properties within Letterkenny town itself due to proximity to services, thus impacting the value proposition of this specific address.
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.