3 Mountain View, Old Church Street, Manorhamilton, Co. Leitrim, F91 KC83
6 homes sold nearby. See what they went for — and what to bid on this one.
€169,000 · 3 Bed · 3 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €169,000, 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.
6 closed sales nearby · 10mo recency · Moderate 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 €169,000, 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 €8,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,000, 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.
€8,450
That's what overbidding by just 5% on a €169,000 home costs you — before interest.
A €19 check before a €169,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €169,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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 · Moderate
6
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Mountain View, Old Church St, Manorhamilton, Leitrim | 2025-06-17 | 80.4m² | |
| 5 Mountain View, Manorhamilton, Leitrim, Leitrim | 2025-05-29 | — |
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 Rating Advantage: The B3 BER rating of this property is superior to the 100% BER unknown metric for properties within a 100km radius, suggesting potential energy cost savings of €800-€1,200 annually compared to properties with D-rated or lower BERs.
Details
- Generous Floor Area: With 120m² of living space and 3 bedrooms/3 bathrooms, this property offers a spacious configuration that aligns with the median of 3 beds and 2 baths seen in the 100km radius market, providing good value for its size.
- Value Optimization Opportunity: While the asking price is €169,000 and the estimated value is €232,159, a BER upgrade from B3 to a B2 rating (estimated cost €2,000-€3,000) could potentially increase its market value by €5,000-€7,000.
- Hypothesis: Given the property's B3 BER rating and 120m² size, future value growth might be significantly influenced by further energy efficiency upgrades, particularly if the local market sees a rise in demand for 'green' credentials, potentially pushing its value closer to the €250,000 mark if enhanced to A-rated status.
Amenities
Limited Immediate Transport: Manorhamilton is not directly served by train stations or Luas/DART lines, meaning residents would likely rely on bus services such as Bus Éireann routes that connect to larger towns, requiring potential transfers for longer commutes.
Details
- Local Services Availability: While specific retail outlets are not detailed, Manorhamilton typically offers essential local services including primary schools like St. Clare's National School and local health services, catering to daily needs within the town itself.
- Walkability in Town Centre: The property's location on Old Church Street suggests it is within or close to the town centre of Manorhamilton, allowing for reasonable walkability to local shops, cafes, and community facilities.
- Hypothesis: The connectivity limitations of Manorhamilton, with its reliance on Bus Éireann services to reach major transport hubs, suggest that properties like this will primarily appeal to local buyers or those seeking a quieter lifestyle, rather than long-distance commuters, potentially capping its price ceiling compared to areas with direct urban links.
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.