74 The Green, Ballymacool, Letterkenny, Co. Donegal, F92 V8R6
15 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 3 Bed · 2 Bath · Semi-D
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Market Position
At the Upper End of Local Sales
At €230,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
15 closed sales nearby · 11mo 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.
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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 15 verified local sales · High confidence
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Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
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Financial Exposure · 12% 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
€230,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
11 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 · 15 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.