Corryard, Drumshanbo, Co. Leitrim, N41 TC63
11 homes sold nearby. See what they went for — and what to bid on this one.
€269,950 · 3 Bed · 1 Bath · 126m² · Detached
Market Position
Priced Above Local Sales
At €269,950, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
11 closed sales nearby · 13mo 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 €269,950, 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 €13,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,950, 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.
€13,498
That's what overbidding by just 5% on a €269,950 home costs you — before interest.
A €19 check before a €269,950 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €269,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±13%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Allenbrook, Drumshanbo, County Leitrim, Leitrim | 2025-07-02 | 146m² | |
| Dristernan, Hilly Rd, Drumshanbo, Leitrim | 2024-12-12 | 150m² |
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 Improvement Potential: Upgrading this C3 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Details
- Size Efficiency: With a size of 126.0m² and 3 bedrooms, this property aligns with the median of 3 bedrooms in the wider market, but its single bathroom is below the median of 2 bathrooms within a 100km radius.
- Value Optimization: While the property is a detached house, its single bathroom is a significant constraint compared to the median of 2 bathrooms in the 100km radius market, which may limit its resale appeal and could necessitate a renovation investment of €5,000-€10,000 to add value.
- Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement through targeted energy efficiency upgrades. The single bathroom, however, is a more critical configuration issue in the current market, and a buyer might prioritize properties with at least two bathrooms, potentially impacting this property's long-term capital growth unless addressed.
Amenities
Limited Direct Transport: The property is located in Drumshanbo, Co. Leitrim, which is outside of the direct commuter belt for major public transport hubs like Dublin Bus, Luas, or DART. The nearest significant public transport would likely involve multiple local bus connections to regional hubs, impacting commute times to larger employment centres.
Details
- Local Services: Drumshanbo offers essential local amenities including schools like Drumshanbo Vocational School and Drumshanbo National School, and local shopping facilities. However, access to larger retail centres, hospitals, and a wider array of specialist services would require travel to larger towns or cities such as Carrick-on-Shannon or Sligo.
- Connectivity Challenges: Given the rural setting of Corryard, Drumshanbo, walkability is limited to local roads. Access to national road networks for onward travel would likely be via secondary roads, increasing journey times compared to properties closer to major N roads.
- Hypothesis: The value of this property is intrinsically tied to its local rural appeal and community amenities, rather than its connectivity to major urban centres. Any future infrastructure development that improves road access or introduces more direct public transport links to regional hubs could significantly enhance its valuation by broadening its appeal to a wider range of buyers, including potential 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 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.