3 Mc Art Meadows, Leitrim, Newtownforbes, Co. Longford, N39 E510
57 homes sold nearby. See what they went for — and what to bid on this one.
€274,500 · 4 Bed · 3 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €274,500, this home is priced within the typical range of 57 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
57 closed sales nearby · 21mo 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 €274,500, 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 €13,725 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €274,500, 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.
€13,725
That's what overbidding by just 5% on a €274,500 home costs you — before interest.
A €19 check before a €274,500 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 57 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
57 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 4.8% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
57
Transactions Analysed
Within 5.0km
21 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 · 57 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Mcart Meadows, Leitrim Cross, Newtownforbes, Longford | 2025-07-10 | 150m² | |
| Ballincurry, Drumlish, Longford, Longford | 2024-05-01 | — |
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
Moderate BER C2: The C2 BER rating suggests moderate energy efficiency, with potential for annual energy cost savings of approximately €600-€1000 compared to a D-rated property of similar size, assuming average usage.
Generous Living Space: At 120m², the property offers ample living space, aligning well with the typical needs of a 4-bedroom, 3-bathroom family home.
Value Optimization Opportunity: Investing in insulation and heating system upgrades could potentially move the BER rating to a B2, costing an estimated €7,000-€10,000 and adding approximately €10,000-€15,000 in property value.
Hypothesis: The current C2 BER rating, while not poor, represents a significant opportunity for value enhancement through targeted energy upgrades, as properties with B-rated BERs in this area tend to achieve approximately 5-8% higher sale prices compared to C-rated equivalents.
Amenities
Limited Public Transport Reach: There are no specific bus routes, Luas stops, or DART stations explicitly mentioned as serving this immediate area, indicating a reliance on private transport.
Essential Local Services: The area is likely to have access to essential amenities such as local primary and secondary schools, pharmacies, and basic retail within a reasonable driving distance.
Decent Walkability Locally: With 14 properties counted within a 1km radius, there is likely a small but established community feel, suggesting some level of local walkability for essential services and neighborly interaction.
Hypothesis: The lack of direct public transport links suggests that property values in this specific micro-location are heavily influenced by the quality of local road networks and proximity to regional transport hubs rather than immediate public transit access.
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.