35 Elm Park, Ballymagan, Buncrana, Co. Donegal, Buncrana, Co. Donegal, F93 DY82
6 homes sold nearby. See what they went for — and what to bid on this one.
€135,000 · 4 Bed · 3 Bath · 114m² · Semi-D
Market Position
Priced Within Local Sold Range
At €135,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 0.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 8mo recency · Low 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 €135,000, 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 €6,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €135,000, 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.
€6,750
That's what overbidding by just 5% on a €135,000 home costs you — before interest.
A €19 check before a €135,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €135,000 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 · Low
6
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| 25 Gleann Aibhinn, Buncrana, Donegal, Donegal | 2025-08-19 | 12.5m² | |
| 5 The Four Acres, Buncrana, Donegal, Donegal | 2025-12-17 | 144.7m² |
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 B Efficiency: This property boasts a B BER rating, placing it in a strong energy efficiency category and likely resulting in annual energy costs of approximately €800-€1,200, significantly lower than properties with D or lower ratings.
Details
- Generous Space Offering: With a size of 114.0m², this semi-detached property offers a substantial living area, well-aligned with the 4-bedroom, 3-bathroom configuration, providing good space efficiency for a family.
- Value Optimization Opportunity: Given the B BER rating and a size of 114.0m², any investment in minor upgrades to further improve its energy performance or aesthetic appeal could potentially command a premium within the local market.
- Hypothesis: While the B BER rating is commendable, the significant disconnect between the asking price and local sale prices suggests an opportunity to re-evaluate the property's market positioning; a targeted marketing strategy highlighting its energy efficiency and family-friendly configuration, coupled with a revised pricing strategy aligned with local sales data, could unlock its true market value.
Amenities
Limited Public Transport Options: As a property located outside Dublin, its immediate connectivity may rely heavily on private transport, with no specific bus routes, train stations, Luas, or DART stations explicitly mentioned for Ballymagan, Buncrana.
Details
- Local Services Accessibility: Within a reasonable driving distance, residents can likely access essential services, with Buncrana town centre providing access to supermarkets like Aldi and Lidl, and local healthcare facilities like the Buncrana Community Health Centre.
- Family and Lifestyle Amenities: While specific local parks and restaurants aren't detailed, areas like Buncrana typically offer family-friendly options such as local primary and secondary schools (e.g., Scoil Mhuire) and recreational areas near Lough Swilly, enhancing quality of life.
- Hypothesis: The amenities analysis suggests that while Buncrana offers a good baseline of services for residents, the lack of direct public transport links from Ballymagan to larger employment hubs may be a significant factor influencing property values, potentially creating a local market that prioritizes affordability and lifestyle over daily commuter convenience, thus explaining the current pricing discrepancy.
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.