Drumbrisny, Leitrim Village, Carrick-on-Shannon, Co. Roscommon, N41 KD54
19 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €249,000, this home is priced within the typical range of 19 recent closed sales nearby. There's room to negotiate — seller leverage is 4.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
19 closed sales nearby · 16mo 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 €249,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 7.7% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
19
Transactions Analysed
Within 5.0km
16 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 |
|---|---|---|---|
| Dromore, Drumboylan, Roscommon, Roscommon | 2023-09-01 | 114m² | |
| Derrygraw, Leitrim P.o., Carrick On Shannon, Roscommon | 2024-09-02 | 109.6m² |
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 Upgrade Opportunity: Improving the D2 BER rating to a more energy-efficient B2 could cost an estimated €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, offering a significant return on investment.
Higher Energy Costs: With a D2 BER, annual energy expenses for this 120m² detached property are estimated at €1,800-€2,200, notably higher than the €800-€1,200 typically associated with more efficient B-rated homes of similar size.
Bathroom Below Market Median: The property's single bathroom is below the median of 2 bathrooms seen in properties sold within a 5km radius over the past 180 days, a factor that could influence buyer preference and potential resale value.
Hypothesis: While the D2 BER and single bathroom present areas for improvement against local median standards, the property's generous 120m² size and detached status position it well for value enhancement through targeted upgrades, potentially surpassing the market's median in overall appeal.
Amenities
Solid Transport Links: The property benefits from access to Bus Éireann routes 460 and 462, and is conveniently located approximately 6km from Carrick-on-Shannon Train Station, offering direct rail connections to Sligo and Dublin.
Comprehensive Local Services: Essential amenities include Leitrim Village National School and local GP services, complemented by larger retail options like SuperValu, Tesco, and secondary education at Carrick-on-Shannon Community School, all within a 5-7km radius.
Vibrant Lifestyle & Recreation: Residents can enjoy immediate access to the scenic Shannon-Erne Waterway and the Leitrim Village Greenway for outdoor activities, alongside a selection of local pubs, restaurants, and childcare facilities such as Leitrim Village Childcare.
Hypothesis: The strong blend of natural recreational amenities and essential services in close proximity, particularly the direct access to the Shannon-Erne Waterway and a highly-regarded national school, will increasingly position properties in Drumbrisny as a premium choice for families and those seeking an active rural lifestyle.
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.