6 Ros Mór, Donegal, Donegal Town, Co. Donegal, F94 VF61
5 homes sold nearby. See what they went for — and what to bid on this one.
€189,000 · 3 Bed · 2 Bath · 89m² · Duplex
Market Position
Priced Above Local Sales
At €189,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
5 closed sales nearby · 32mo 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 €189,000, 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 €9,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€9,450
That's what overbidding by just 5% on a €189,000 home costs you — before interest.
A €19 check before a €189,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 26% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€189,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
32 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apartment No 6 Highfield, Ardeskin, Donegal Town, Donegal | 2023-09-25 | 88m² | |
| 31 Bru Na Mara, Donegal Town, Donegal, Donegal | 2023-05-22 | — |
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
BER B3 Advantage: The B3 BER rating of this duplex positions it favourably, with potential annual energy cost savings of €800-€1,200 compared to similar-sized D-rated properties in the area.
Optimised Size: At 89.0m², this duplex offers efficient living space for its 3 bedrooms and 2 bathrooms, aligning well with the median of 3 bedrooms and 2 bathrooms found in sales data within a 100km radius.
Value Enhancement Potential: While the current B3 BER is good, a targeted upgrade to a B2 or A3 rating (estimated cost €6,000-€10,000) could potentially increase the property's value by €9,000-€15,000, further enhancing its market appeal.
Hypothesis: The B3 BER rating, while good, suggests there's an opportunity for targeted energy efficiency upgrades to capitalise on the growing buyer preference for lower running costs, potentially creating a 'green premium' that could exceed the investment cost by 50% in this market.
Amenities
Transport Connectivity: While specific local routes are not detailed, Donegal Town is served by Bus Éireann routes, offering regional connectivity, though direct Luas or DART access is unavailable.
Local Facilities: The property is located in Donegal Town, which typically offers access to essential services including Donegal Town Community Hospital, pharmacies, and various local retail outlets like Lidl and SuperValu.
Family and Lifestyle: The area is likely to have primary schools such as Scoil Naomh Brigid and secondary schools like Royal and Prior Comprehensive School, alongside local parks and restaurants catering to families and residents.
Hypothesis: The presence of key regional transport links and established local amenities in Donegal Town suggests a stable residential appeal; however, the lack of immediate access to national rail or rapid transit systems may cap rapid capital appreciation, favouring steady, sustainable growth tied to local development.
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.