82 Creamery Road, Manorhamilton, Co. Leitrim, F91 H2A8
6 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 2 Bath · 126m² · Terrace
Market Position
Priced Within Local Sold Range
At €185,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 5.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 11mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
These signals interact — full analysis in report.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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 · Moderate
6
Transactions Analysed
Within 1.5km
11 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Mill Race, Manorhamilton, Leitrim, Leitrim | 2025-06-30 | 86.7m² | |
| Castle St, Manorhamilton, Leitrim, Leitrim | 2025-02-11 | 118m² |
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: With a B3 BER rating, the property offers excellent energy efficiency, with estimated annual energy costs of €1,000-€1,400, providing annual savings of €400-€800 compared to a C-rated property or €800-€1,200 compared to a typical D-rated home of similar size.
Ideal Configuration: The 126m² terrace home with 3 bedrooms and 2 bathrooms perfectly aligns with the median bed and bath count for properties sold within a 5km radius over the past 180 days, offering a desirable and market-standard layout.
Value Enhancement Potential: While already efficient, further investment in renewable energy sources or advanced insulation could push the BER to an A-rating, potentially adding €10,000-€15,000 in market value and increasing long-term savings.
Hypothesis: The property's desirable BER B3 rating and optimal bedroom/bathroom configuration positions it as a highly attractive, move-in ready option, likely commanding a quicker sale in a market where energy efficiency is increasingly prioritised by buyers.
Amenities
Regional Connectivity: Manorhamilton's transport links are primarily served by Bus Éireann routes 495 and 470, connecting the town to larger centres like Sligo (approx. 25km) and Carrick-on-Shannon, essential for regional commuting.
Local Lifestyle Hub: Residents benefit from essential local amenities including SuperValu Manorhamilton (500m), the Glens Centre arts venue (600m), and various cafes, offering a self-sufficient and vibrant community experience.
Family & Health Support: The area provides strong family infrastructure with Manorhamilton National School (800m) and Little Tots Creche (1km), alongside healthcare access via Manorhamilton Primary Care Centre (700m) and local pharmacies.
Hypothesis: The property's location within walking distance of Manorhamilton's key amenities, combined with accessible regional bus links, positions it as an ideal choice for families and individuals seeking a balanced rural lifestyle with urban conveniences within reach, bolstering long-term value.
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.