7 the park, blue cedars, ballybofey, ballybofey, co. donegal, f93 e7n1
8 homes sold nearby. See what they went for — and what to bid on this one.
€205,000 · 4 Bed · 2 Bath · 119m² · Semi-D
Market Position
Priced Above Local Sales
At €205,000, 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.
8 closed sales nearby · 6mo 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 €205,000, 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 €10,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €205,000, 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.
€10,250
That's what overbidding by just 5% on a €205,000 home costs you — before interest.
A €19 check before a €205,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €205,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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
Statistical Confidence · Moderate
8
Transactions Analysed
Within 1.5km
6 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 The Park, Blue Caders, Ballybofey, Donegal | 2024-10-08 | 119m² | |
| 111 Blue Cedars, Ballybofey, Donegal, Donegal | 2025-12-19 | 125m² |
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
Efficient Living: With a C1 BER rating, this 119m² property offers good energy efficiency, translating to estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Family-Sized Value: The property's 4 bedrooms and 2 bathrooms at 119m² are well-aligned with demand for family homes, matching the 4-bed, 2-bath median configuration prevalent in the broader 50km regional market over the last 180 days.
- Optimal Configuration: Offering 4 bedrooms, this semi-detached home surpasses the median 3-bedroom offering found in 5km, 10km, and 20km radii, providing additional space and value for growing families in the immediate local market.
- Hypothesis: The combination of a strong BER rating and a spacious 4-bedroom layout positions this property as a highly attractive long-term investment, likely to retain value and appeal to a consistent demographic of family buyers seeking energy efficiency and ample living space.
Amenities
Local Connectivity: Ballybofey is served by Local Link Donegal bus routes such as 270 and 271, connecting residents to nearby towns like Letterkenny and Donegal Town for broader transport access and services.
Details
- Community & Lifestyle: The property benefits from proximity to essential lifestyle amenities including St Mary's National School and St Columba's College, along with retail at Dunnes Stores and McElhinney's Department Store, all within Ballybofey.
- Health & Leisure Access: Residents have convenient access to healthcare with local pharmacies like McHugh's Pharmacy, and for leisure, Drumboe Woods provides scenic walking routes while Finn Park offers sports facilities, all contributing to a high quality of life.
- Hypothesis: The consistent development of local amenities, particularly in education and retail, alongside accessible transport links, will continue to enhance Ballybofey's appeal as a self-sufficient and family-friendly market town, driving sustained demand for well-located properties like this one.
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.