Binroe, Bruckless, Bruckless, Co. Donegal, F94 R9K0
15 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 3 Bath · 228m² · Detached
Market Position
Below Typical Sale Prices
At €250,000, 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.
15 closed sales nearby · 20mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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
15
Transactions Analysed
Within 5.0km
20 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 |
|---|---|---|---|
| 13 Waterfront, Killybegs, Donegal, Donegal | 2025-10-01 | 167m² | |
| Roshine Rd, Killybegs, Donegal, Donegal | 2023-06-26 | 71m² |
Transactions within a 5.0km radius and 36-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 Potential: With a D2 BER rating, upgrading this 228m² property to a B2 rating could cost an estimated €8,000-€12,000, yet potentially increase its market value by €15,000-€20,000, offering a clear return on investment.
Details
- Energy Efficiency Investment: While current annual energy costs for a D2-rated property of this size are estimated at €1,800-€2,200, achieving a B-rating could reduce these to €800-€1,200 annually, resulting in significant yearly savings.
- Generous Proportions: This detached property boasts a substantial 228m² of living space, featuring 4 bedrooms and 3 bathrooms, offering ample room for a large family or those seeking spacious living outside urban centers.
- Hypothesis: The large size and ample rooms, combined with the low asking price, suggest a significant opportunity for buyers to invest in energy efficiency upgrades and internal modernisations, thereby rapidly increasing both its market value and desirability, positioning it as a premium rural dwelling.
Amenities
Rural Connectivity: While relying on car travel, the property has access to Local Link Donegal services in the broader Bruckless/Dunkineely area, providing essential connections to nearby towns like Killybegs and Donegal Town via routes like the N56.
Details
- Local Educational Hub: Families benefit from nearby primary schools such as St. Peter's National School in Bruckless and Dunkineely National School, with secondary education options available at St. Catherine's Vocational School in Killybegs within a 10km drive.
- Essential Services Access: Healthcare needs are supported by Dunkineely Health Centre and local pharmacies within a 5km radius, while daily shopping is facilitated by convenience stores in Bruckless and SuperValu in Killybegs.
- Hypothesis: The property's appeal lies in its tranquil rural setting, offering a desirable escape from urban density, with core amenities accessible by short drives, suggesting a market preference for serene living over extensive public transport options in this part of Donegal.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.