36 Whitethorn Grove, Letterkenny, Letterkenny, Co. Donegal, F92 DW92
21 homes sold nearby. See what they went for — and what to bid on this one.
€299,950 · 4 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €299,950, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 13mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €299,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €299,950, 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.
€14,998
That's what overbidding by just 5% on a €299,950 home costs you — before interest.
A €19 check before a €299,950 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 21 verified local sales · High confidence
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Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.6% year-on-year, based on the trailing 18-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
21
Transactions Analysed
Within 1.5km
13 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Whitethorn Grove, Letterkenny, Donegal, Donegal | 2025-12-12 | 99m² | |
| 38 Whitethorn Close, Letterkenny, Donegal, Donegal | 2025-03-21 | 95m² |
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 Improvement Potential:
With a C2 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs compared to D-rated homes in the area.
Space Efficiency:
This 120m² semi-detached property offers 4 bedrooms and 2 bathrooms, providing a good balance of space for a family, especially when considering the 2.2 beds per 100m² density, which is typical for family homes in semi-rural settings.
Value Optimization:
The current estimated value is €309,833.22, while the asking price is €299,950, suggesting a potential negotiation buffer of approximately €9,883, allowing for potential upgrades or to absorb minor condition improvements.
Hypothesis: Given the C2 BER rating and the presence of similar semi-detached properties within a 1km radius, strategic investment in insulation and heating upgrades, targeting a B1 or A3 BER, could yield a return on investment of 150-250% through increased saleability and energy cost savings, positioning this property competitively against newer builds.
Amenities
Transport Connectivity:
As Letterkenny is not directly served by train or Luas, transport connectivity relies heavily on bus services; however, specific bus routes serving the Letterkenny area are not provided in the raw data, making detailed analysis of commuter convenience difficult.
Local Services:
Letterkenny, Co. Donegal, offers a range of amenities including Letterkenny University Hospital, multiple primary and secondary schools like Scoil Cholmcille and Coláiste Ailigh, and retail options such as Letterkenny Shopping Centre, which are typical for a town of its size.
Walkability:
While specific walking routes are not detailed, areas like Letterkenny generally offer pedestrian access to local shops, parks such as New Acorn Park, and community facilities, enhancing the lifestyle for residents within reasonable walking distances.
Hypothesis: The lack of specific transport route data (bus numbers, train station proximity) for 36 Whitethorn Grove makes it challenging to assess its true commuter appeal; however, assuming standard town infrastructure in Letterkenny, the value proposition for a buyer would be heavily influenced by the proximity to schools and healthcare facilities, which typically command a 5-10% premium in such locations.
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.