Drumbrisny, Leitrim Village, Carrick-on-Shannon, Co. Roscommon, N41 KD54
21 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 21 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 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.
Instant access · No subscription · Refund if not useful
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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €249,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 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 sits marginally above the size-adjusted median. 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
21
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 · 21 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 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.