Errarooey, Falcarragh, Co. Donegal, F92 N2R9
12 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 5.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 19mo recency · Low 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 €235,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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 12 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 median of comparable sales. 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 · Low
12
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyboe, Falcarragh, Donegal, Donegal | 2025-03-07 | 96m² | |
| Oceanview, Ballyboes, Falcarragh, Donegal | 2024-08-28 | 180m² |
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 Rating Impact: With an F BER rating, significant investment is required for energy efficiency upgrades; an upgrade from F to a C2 rating could cost approximately €15,000-€20,000 but potentially increase the property's value by €25,000-€30,000.
Energy Cost Difference: Properties with an F BER rating typically incur annual energy costs around €2,500-€3,000, whereas a C-rated property of similar size would cost €1,500-€2,000, a difference of €1,000 annually.
Size vs. Configuration: The property offers 120m² with 3 bedrooms and 1 bathroom; a more balanced configuration with an additional bathroom could enhance its market appeal and achieve a higher resale value, potentially adding 5-8% to its value.
Hypothesis: The current market in Errarooey may tolerate lower BER ratings due to unique local demand factors, allowing properties with F ratings to sell at a premium compared to similar properties in more energy-conscious regions.
Amenities
Transport Isolation: Falcarragh is not served by any major public transport hubs like train stations or Luas/DART stops, requiring reliance on limited local bus services such as Bus Éireann routes for regional connectivity.
Limited Local Services: Access to essential services is dispersed, with the nearest significant shopping centre or major healthcare facility likely requiring travel to Letterkenny, impacting daily convenience for residents.
Rural Lifestyle Focus: The area offers natural beauty and outdoor pursuits but lacks dense urban amenities such as a wide variety of restaurants, cafes, or dedicated family entertainment facilities.
Hypothesis: The property's value is intrinsically tied to its rural setting and natural amenities, with any future uplift dependent on investment in local infrastructure or improved public transport links to larger urban centers.
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.