Gubalaun, Rossinver, Co. Leitrim, F91 HF20
5 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 1 Bath · 120m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 5 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
5 closed sales nearby · 30mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €9,430 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€9,430
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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.
No asking price is listed. The chart shows the verified closed sales distribution for 5 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
5
Transactions Analysed
Within 5.0km
30 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Eden Point, Rossinver, Leitrim, Leitrim | 2023-10-05 | 203.7m² | |
| Tawnaleck, Rossinver, Co Leitrim, Leitrim | 2024-01-26 | — |
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
Energy Efficiency Gap: With a G BER rating, significant energy efficiency upgrades are needed; estimated costs to upgrade to a B2 rating could range from €12,000 to €18,000, potentially increasing property value by €20,000 to €25,000.
Space Efficiency: At 120.0m², this 2-bedroom property offers a generous 60m² per bedroom, which is above average for many market segments, suggesting good internal space.
Value Optimization Potential: Investing in BER upgrades from G to B2 would likely yield a return of €1.67-€2.08 for every euro spent on improvements, transforming the property's appeal and running costs.
Hypothesis: Given the G BER rating, the property's current estimated value of €177,000 likely doesn't factor in the cost of necessary energy upgrades, creating an opportunity for buyers willing to invest in improvements to significantly enhance long-term value and marketability.
Amenities
Transport Connectivity: This property is located in a rural area of Co. Leitrim; specific bus routes, train stations, or Luas/DART stops serving Gubalaun, Rossinver are not detailed in the provided data, indicating likely reliance on private transport.
Local Services: Specific schools, shops, or healthcare facilities within immediate proximity to Gubalaun, Rossinver are not detailed, suggesting a need for travel to larger towns for essential services.
Walkability: Detailed walking routes and pedestrian infrastructure specific to Gubalaun, Rossinver are not provided, implying limited walkability and a reliance on vehicular access for amenities.
Hypothesis: The lack of specific transport and amenity data for Gubalaun, Rossinver suggests it is a more secluded rural location, which could appeal to buyers seeking tranquility but would necessitate careful consideration of travel times and costs for accessing services and employment hubs, potentially impacting future resale value compared to properties with more defined local amenities.
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.