Derelict House, Tully Mountain, Rathmelton, Co. Donegal
16 homes sold nearby. See what they went for — and what to bid on this one.
€95,000 · 3 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €95,000, 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.
16 closed sales nearby · 26mo 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 €95,000, 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 €4,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €95,000, 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.
€4,750
That's what overbidding by just 5% on a €95,000 home costs you — before interest.
A €19 check before a €95,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
26 months
Data Freshness
Most recent sale age
±15%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Drumonaghan, Ramelton, Donegal, Donegal | 2023-09-06 | 203m² | |
| Milford Road, Ramelton, Letterkenny, Donegal | 2023-08-22 | — |
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
Significant Renovation Needed: As a derelict house with a BER rating of 'Pending', this property will require substantial investment in upgrades to meet modern energy efficiency standards.
High Upgrade Costs Expected: Given the derelict status, estimated costs for basic insulation, window replacement, and heating system upgrades could range from €25,000 to €40,000, with potential for higher costs depending on structural issues.
Limited Size Efficiency: At 120.0m² with 3 bedrooms and 1 bathroom, the property has a relatively low bathroom-to-bedroom ratio which may require reconfiguring to improve market appeal and functionality.
Hypothesis: The 'Pending' BER rating and derelict condition present a significant opportunity for a buyer to achieve substantial value uplift, potentially increasing the property's market value by €50,000-€70,000 upon completion of a comprehensive renovation and achieving a B or C BER rating.
Amenities
Limited Local Transport: While specific bus routes serving Tully Mountain are not detailed, Rathmelton is typically served by local bus services, likely requiring transfers for major town access.
Basic Local Services: Rathmelton offers essential local amenities such as shops and primary schools, but access to larger retail centres, hospitals, and secondary educational institutions would necessitate travel.
Rural Lifestyle Appeal: The location offers a tranquil, rural setting, ideal for those seeking peace and quiet, but may lack the immediate convenience of urban or suburban amenities.
Hypothesis: The isolated nature of Tully Mountain suggests that any future development or infrastructure improvements would likely be government-led or community-initiated, meaning that without significant external investment, connectivity and amenity access are unlikely to improve dramatically in the short to medium term.
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.