Ballincar, Rosses Point, Co. Sligo, F91 N8N0
15 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 5 Bath · 215m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 15 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
15 closed sales nearby · 10mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €30,240 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€30,240
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
No asking price is listed. The chart shows the verified closed sales distribution for 15 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
15
Transactions Analysed
Within 3.0km
10 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballincar, Rosses Point, Sligo, Sligo | 2025-05-16 | 148m² | |
| Dun Chairbre, Ballincar, Rosses Point, Sligo | 2025-08-01 | 235m² |
Transactions within a 3.0km 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 Rating Concern: With a C1 BER rating, annual energy costs for this 215m² property are estimated to be between €1,200-€1,600, compared to potentially €800-€1,000 for a B-rated property of similar size.
Size vs. Market: The property's 215m² size and 5 bedrooms/5 bathrooms configuration are substantial, but the limited number of comparable sales within 1km suggests this configuration might be less common in the immediate vicinity.
Value Optimization Potential: While a C1 BER is moderate, potential upgrades to a B2 rating could cost approximately €7,000-€10,000 and could potentially increase property value by €10,000-€15,000, presenting a solid return on investment.
Hypothesis: The significant price per square meter difference between the 1km (€5,000) and 3km (€2,750) radii suggests that properties closest to prime Rosses Point attractions command a substantial premium, and enhancing the C1 BER to a B rating could further unlock value for this specific property.
Amenities
Limited Public Transport: No specific bus routes, train stations, Luas stops, or DART stations are listed as directly serving Ballincar, Rosses Point, indicating a reliance on private transport.
Local Lifestyle Amenities: The area boasts prominent lifestyle amenities such as Rosses Point beach, Royal County Down Golf Club, and several high-quality restaurants and cafes, appealing to a discerning buyer.
Healthcare Proximity: While specific clinics are not listed, Sligo University Hospital is accessible within a reasonable driving distance, providing essential healthcare services.
Hypothesis: The lack of direct public transport links to Sligo town may create a barrier for some buyers, but the exceptional proximity to high-value lifestyle amenities like golf and coastal access likely offsets this, creating a strong demand within a specific affluent demographic.
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.