Cloonfad, Rooskey, Co.Roscommon, N41 DP70
4 homes sold nearby. See what they went for — and what to bid on this one.
€385,000 · 6 Bed · 4 Bath · 205m² · Detached
Market Position
Priced Within Local Sold Range
At €385,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 0.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Portroose, Rooskey, Carrick On Shannon, Leitrim | 2025-05-28 | 150m² | |
| 13 Portroose, Rooskey, Leitrim, Leitrim | 2024-12-18 | 210m² |
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 Rating: The BER rating is pending, providing no immediate insight into energy efficiency or potential costs.
Size Value: With 205.0m² of space, the property's estimated value per square meter is approximately €1,965, compared to a median of €1,719 per square meter within a 3km radius, suggesting a premium for size or features.
Configuration Potential: The property offers 6 bedrooms and 4 bathrooms, providing significant family accommodation, but the absence of a BER rating necessitates an investment in energy efficiency upgrades.
Hypothesis: Given the 'BER_PENDING' status and the property's substantial size, a strategic investment in achieving a B2 or A3 BER rating could cost between €12,000-€18,000 and potentially increase the property's value by €20,000-€30,000, aligning it better with energy-conscious buyers and improving its marketability against properties with known positive BER ratings.
Amenities
Transport Connectivity: While specific bus routes and train stations serving Rooskey, Co.Roscommon are not detailed, its 'Outside Dublin' classification suggests reliance on regional bus services like Bus Éireann and potentially limited rail access.
Local Facilities: Information on specific schools, healthcare, or retail facilities in Cloonfad, Rooskey is not provided, necessitating further investigation into local services like potential primary schools or essential retail outlets in nearby towns.
Walkability and Access: The property's rural location implies limited walkability, with likely reliance on private transport for accessing amenities and services in larger towns such as Carrick-on-Shannon or Longford.
Hypothesis: The 'Outside Dublin' designation and the 'BER_PENDING' status suggest that the primary appeal of this property lies in its potential for rural living and significant space, rather than urban convenience; therefore, buyers are likely prioritizing a quieter lifestyle over immediate access to extensive amenities, which could support its current valuation if this lifestyle niche is strongly desired.
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.