clooney, keshcarrigan, kilnagross, co. leitrim, n41 eh28
19 homes sold nearby. See what they went for — and what to bid on this one.
€115,000 · 3 Bed · 1 Bath · 92m² · Detached
Market Position
Below Typical Sale Prices
At €115,000, 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.
19 closed sales nearby · 22mo 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 €115,000, 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 €5,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €115,000, 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.
€5,750
That's what overbidding by just 5% on a €115,000 home costs you — before interest.
A €19 check before a €115,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 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 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
19
Transactions Analysed
Within 5.0km
22 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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coderpeyton, Keshcarrigan, Leitrim, Leitrim | 2024-05-09 | 120m² | |
| Carrick, Keshcarrigan, Leitrim, Leitrim | 2025-04-16 | 92m² |
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
Critical BER Upgrade: With a G BER rating, the property faces significant energy inefficiency; upgrading to a B2 rating could cost an estimated €15,000-€25,000, but would substantially increase property value by €25,000-€40,000.
Energy Cost Savings: Improving the BER from G to B2 could reduce annual energy costs by €1,000-€2,000, transitioning from typical G-rated annual costs of €2,500-€3,500 to €1,000-€1,500 for a B2-rated home of this size.
Below-Average Bathroom Count: The property’s 92m² size and 3 bedrooms are standard for the area, but its single bathroom is below the median of 2 bathrooms for similar properties sold within a 10km radius, indicating a potential renovation opportunity to meet modern buyer expectations.
Hypothesis: The notably low asking price relative to the estimated value, coupled with the poor BER and limited bathroom count, suggests the property is positioned as a significant renovation project, where a buyer's investment in upgrades will yield substantial equity gain upon completion.
Amenities
Rural Transport Reliance: Located in rural Leitrim, the property is primarily car-dependent; while local roads provide access, specific public transport like bus routes are limited, with the nearest train station for services to Dublin or Sligo located in Carrick-on-Shannon, approximately 15-20 minutes away by car.
Local Lifestyle & Recreation: The property benefits from its proximity to Lough Scur and the Shannon-Erne waterway, offering immediate access to outdoor activities like fishing and boating, with essential local amenities such as Keshcarrigan National School and a village shop available within a short drive.
Essential Services Access: For more comprehensive services, residents rely on Carrick-on-Shannon (approx. 15-20 minutes drive), which hosts larger supermarkets like Tesco and SuperValu, secondary schools such as Carrick-on-Shannon Community School, and health services including pharmacies and GP clinics.
Hypothesis: The property’s appeal heavily skews towards buyers valuing quiet rural living, natural beauty, and a strong sense of community over urban amenities and extensive public transport, potentially attracting remote workers or retirees seeking a serene retreat rather than daily commuters.
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.