3 Allenbrooke, Drumshanbo, Co. Leitrim, Drumshanbo, Co. Leitrim, N41 FW20
9 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 4 Bed · 3 Bath · 145m² · Detached
Market Position
Below Typical Sale Prices
At €260,000, 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.
9 closed sales nearby · 11mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
These signals interact — full analysis in report.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
9
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±18%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32b Hillcrest Grove, Drumshanbo, Co Leitrim, Leitrim | 2025-07-03 | — | |
| 9 Allenbrook, Drumshanbo, County Leitrim, Leitrim | 2025-07-02 | 146m² |
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 Efficiency: With a B3 BER rating, this property is positioned well for energy efficiency, likely incurring annual energy costs of €1,400-€1,800, which is substantially lower than the €2,200-€2,800 estimated for D-rated properties of similar size.
Space and Configuration: This 145m² detached house with 4 bedrooms and 3 bathrooms offers a generous living space that aligns with larger property types commonly found in more established residential areas, potentially appealing to growing families.
Value Enhancement Opportunity: While currently B3, a strategic upgrade to a B2 or B1 BER rating, potentially costing €5,000-€8,000, could increase the property's market value by an estimated €10,000-€15,000, offering a solid return on investment.
Hypothesis: Given the national trend towards prioritizing energy efficiency, properties with a B3 rating will increasingly be seen as a standard for value, and a targeted investment of €2,000-€3,000 in insulation and heating controls could elevate this property to an A-rated equivalent in terms of perceived value within 5 years.
Amenities
Transport Links: Drumshanbo is served by Bus Éireann routes, with specific route numbers such as the 461 connecting to Carrick-on-Shannon and Sligo, offering regional connectivity rather than direct urban commuter links.
Local Facilities: Residents have access to essential services including Drumshanbo Vocational School, Drumshanbo Central Shopping, and local amenities like cafes and restaurants such as The Hungry Monk and Joe Mac's.
Healthcare Access: The nearest significant healthcare facility is the County Hospital in Carrick-on-Shannon, approximately 15km away, with local pharmacies available within Drumshanbo itself for immediate needs.
Hypothesis: The lack of direct high-frequency public transport to major urban centers within 20km suggests that the property's appeal will be strongest to those seeking a rural lifestyle, and any investment in enhancing local walking trails or community spaces could see a 2-3% uplift in local property values within 3 years due to improved quality of life.
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.