Curraghnawall, Ballinamore, Co. Leitrim, N41 A8N5
18 homes sold nearby. See what they went for — and what to bid on this one.
€239,900 · 2 Bed · 3 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €239,900, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
18 closed sales nearby · 24mo 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 €239,900, 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 €11,995 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €239,900, 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.
€11,995
That's what overbidding by just 5% on a €239,900 home costs you — before interest.
A €19 check before a €239,900 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €239,900 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 74% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€239,900
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
18
Transactions Analysed
Within 5.0km
24 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Camagh, Ballinamore, Leitrim, Leitrim | 2024-10-30 | — | |
| Lissacarn, Ballinamore, County Leitrim, Leitrim | 2023-11-27 | 91m² |
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 C1 Efficiency: The C1 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of approximately €1,500-€2,000, compared to €800-€1,200 for an A-rated property of similar size.
Details
- Optimal Size and Configuration: At 120m² with 2 bedrooms and 3 bathrooms, this property offers a spacious living area and an above-average number of bathrooms for its bedroom count, which is a desirable configuration.
- Value Optimization Opportunity: Improving the BER from C1 to B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €500-€800.
- Hypothesis: The significant number of bathrooms (3) relative to bedrooms (2) for a detached property could indicate a previous renovation focused on enhancing guest facilities or en-suite configurations, which may appeal to buyers prioritizing convenience and comfort over additional bedrooms, thus potentially commanding a premium.
Amenities
Limited Public Transport: Information on specific bus routes, train stations, or Luas stops serving Curraghnawall, Ballinamore directly is not provided in the raw data, suggesting reliance on private transport.
Details
- Local Services Available: While specific names are not given, the area is implied to have basic local services, with 2 bedrooms and 3 bathrooms suggesting a potential for family or guest accommodation.
- Connectivity Needs Assessment: The absence of specific transport links in the data implies that residents would likely need to travel to larger towns for comprehensive shopping and specialized healthcare, with potential travel times to the nearest major centre needing investigation.
- Hypothesis: The rural location, indicated by the 'Outside Dublin' designation and lack of specific transport data, suggests that amenities and services are likely concentrated in Ballinamore town itself, with further options requiring travel to Carrick-on-Shannon (approx. 30km) or Cavan town (approx. 40km), impacting commuter appeal.
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.