56 Ard O`Donnell, Letterkenny, Co. Donegal, F92 TP9N
11 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €180,000, 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.
11 closed sales nearby · 10mo 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 €180,000, 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 €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, 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.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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
11
Transactions Analysed
Within 1.5km
10 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Mcclures Terrace, Letterkenny, Donegal, Donegal | 2025-05-15 | — | |
| 48 Port Road, Letterkenny, Co Donegal, Donegal | 2025-03-07 | — |
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
Energy Efficiency Cost: Upgrading the BER rating from F to a C2 could involve insulation, window, and heating system improvements costing an estimated €10,000-€15,000, potentially increasing property value by €15,000-€20,000.
Size vs. Local Average: At 120m², this terrace property is of a substantial size, aligning well with the demand for family homes in the area, especially considering the €193,000 median sale price for similar broad types within 1km.
Value Optimization Opportunity: Addressing the F BER rating through energy efficiency upgrades offers a clear opportunity to enhance long-term value and reduce operational costs, with a potential ROI on the upgrade investment.
Hypothesis: Given the F BER rating and an estimated value of €199,270, investing €10,000-€15,000 in upgrades to achieve a C2 or B3 rating could increase the property's market value by €15,000-€20,000, yielding a positive return within 1-2 years based on local sales trends.
Amenities
Transport Connectivity: Letterkenny is served by Bus Éireann routes, including routes that connect to major towns and cities, facilitating regional travel.
Local Amenities: The area benefits from proximity to Letterkenny University Hospital, a range of local shops and supermarkets such as Lidl and Dunnes Stores, and educational institutions like LYIT (Letterkenny Institute of Technology) and various primary and secondary schools.
Walkability: Ard O'Donnell is generally a residential area within Letterkenny town, offering reasonable walkability to local shops, schools like Loreto Community School, and St. Eunan's Cathedral, with pedestrian access to town amenities.
Hypothesis: While Letterkenny offers good local amenities and bus services, the lack of a nearby train station or Luas/DART services limits its appeal for those seeking direct public transport links to Dublin, suggesting a potential price ceiling compared to similarly sized properties with superior national connectivity.
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.