82 Rann Mór Walk, Crievesmith, Letterkenny, Co. Donegal, F92 K10E
10 homes sold nearby. See what they went for — and what to bid on this one.
€179,950 · 3 Bed · 3 Bath · 156m² · Detached
Market Position
Below Typical Sale Prices
At €179,950, 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.
10 closed sales nearby · 18mo 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 €179,950, 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 €8,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €179,950, 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.
€8,998
That's what overbidding by just 5% on a €179,950 home costs you — before interest.
A €19 check before a €179,950 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
10
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Carraig Craobh, Crievesmith, Letterkenny, Donegal | 2025-06-20 | — | |
| 19 Carraig Craobh, Letterkenny, Donegal, Donegal | 2024-08-23 | — |
Transactions within a 3.0km radius and 24-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 Rating Investment: The D2 BER rating indicates significant potential for value enhancement; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Energy Cost Gap: With a D2 BER, annual energy costs are estimated at €1,800-€2,200, compared to €800-€1,200 for comparable B-rated properties, representing an annual saving potential of €1,000-€1,400.
Space Efficiency: The 156.0m² size with 3 bedrooms and 3 bathrooms offers reasonable space, but is slightly below the median sale price per sqm of €2,109 within 1km, suggesting potential for optimizing internal layout or finishes to command higher per square meter rates.
Hypothesis: Given the D2 BER rating and the prevalence of similar sized properties in the area, a targeted investment in energy efficiency upgrades, focusing on insulation and heating systems, could unlock a significant portion of the estimated €15,000-€20,000 value uplift, making it a prudent strategy to achieve a better market position.
Amenities
Transport Connectivity: Letterkenny is served by Bus Éireann routes, with key services connecting to Dublin and other regional towns, though specific route numbers for Crievesmith are not provided in the data, suggesting local bus services connect to the main Letterkenny transport hub.
Healthcare Access: Residents have access to Letterkenny University Hospital, providing comprehensive medical services, with local pharmacies and clinics also available within Letterkenny town.
Educational Facilities: The area is served by a range of educational institutions, including Coláiste Ailigh and Loreto Community School for secondary education, and Letterkenny Institute of Technology (LYIT) for third-level studies.
Hypothesis: While specific immediate public transport routes are not detailed, the proximity to Letterkenny town centre, a hub for Bus Éireann services connecting to major cities, along with the presence of Letterkenny University Hospital and multiple educational institutions, positions this property as a potentially convenient option for those seeking access to regional services and employment, provided local connectivity is sufficient for daily needs.
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.