96 Rathedmond Estate, Sligo, Co. Sligo, F91 EVT0
17 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · 83m² · Semi-D
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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
17
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Rathedmond Est, Sligo, Sligo, Sligo | 2025-12-18 | — | |
| 39 Farmhill Manor, Strandhill Road, Sligo Town, Sligo | 2025-01-16 | 158m² |
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
BER Upgrade Opportunity: Upgrading the E1 BER rating to a C3 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and reducing annual energy costs by approximately €400-€600 compared to its current E1 rating.
Space Efficiency: At 83.0m², this 3-bedroom semi-detached property offers a reasonable space-to-bedroom ratio, aligning with the 3-bed median of 3 bedrooms within the 100km radius.
Value Optimization Potential: Given the E1 BER rating, a strategic investment in insulation and heating upgrades could unlock significant value and market appeal, transforming the property from a cost-burden to an asset with lower running expenses.
Hypothesis: Investing in a comprehensive BER upgrade from E1 to B2 would likely require €15,000-€20,000 but could yield a return of €30,000-€40,000 in enhanced property value and substantial long-term energy savings, making it a compelling proposition for future buyers.
Amenities
Transport Links: While specific local routes are not detailed, properties within a 10km radius show 20.5 average monthly sales over 180 days, suggesting some level of accessibility or connectivity to regional transport hubs.
Local Services: The presence of 108 properties within a 5km radius indicates a settled community with a baseline of local services and amenities available.
Community Density: With 142 properties within a 10km radius, this area benefits from a degree of local infrastructure and services to support residents.
Hypothesis: The consistent sales volume within a 5-10km radius suggests that while the immediate vicinity might lack high-density public transport, the broader area's connectivity to employment centers is sufficient to drive demand for properties like this, implying the value is tied to accessibility rather than hyper-local amenities.
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.