74 The Green, Ballymacool, Letterkenny, Co. Donegal, F92 V8R6
16 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €230,000, 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.
16 closed sales nearby · 9mo 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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
16
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±10%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 The Forest, Ballymacool, Letterkenny, Donegal | 2025-09-22 | 98m² | |
| 58 The Green, Ballymacool, Letterkenny, Donegal | 2025-07-04 | — |
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
Pending BER: The BER rating is pending, making it difficult to assess energy efficiency and potential savings without further information.
Size Advantage: At 120.0m², this 3-bedroom, 2-bathroom semi-detached property offers a good size for families, aligning well with typical market expectations in this type of location.
Value Optimization: With a BER rating that is currently unknown, potential buyers should investigate the cost of upgrading from a lower rating (e.g., D) to a B2, which could range from €8,000-€12,000 and potentially add €15,000-€20,000 in value.
Hypothesis: Given the property's size and configuration, if the pending BER rating is C or below, a strategic investment in energy efficiency upgrades (costing approximately €8,000-€12,000 for a D to B2 improvement) could unlock an additional €15,000-€20,000 in property value, making it a financially sound proposition.
Amenities
Limited Transport Data: Specific bus routes, train stations, Luas stops, or DART stations serving Ballymacool, Letterkenny are not detailed in the provided data.
Community Focus: While specific schools and healthcare facilities are not listed, Letterkenny generally offers a range of educational institutions and health services, contributing to family appeal.
Retail and Leisure Potential: The lack of specific shop and restaurant names means it's hard to gauge immediate retail access and lifestyle amenities, but Letterkenny town centre would typically provide these services.
Hypothesis: The absence of specific transport and amenity data for the Ballymacool area suggests a potential for future development or infrastructure enhancement that could significantly boost property values, especially if improved public transport links to larger employment hubs are established.
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.