Guesthouse End, Raphoe, Raphoe, Co. Donegal, F93 TV20
12 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €185,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 27mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 · High 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 aligns with 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 · High
12
Transactions Analysed
Within 5.0km
27 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Magherahaan, Raphoe, Co Donegal, Donegal | 2025-12-22 | 121m² | |
| Magheraboy, Raphoe, Co Donegal, Donegal | 2023-10-17 | — |
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 Investment Potential: Upgrading the C3 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a profitable investment opportunity.
Space Efficiency: With 120m² of space across 3 bedrooms and 2 bathrooms, the property offers a reasonable floor area per bedroom, suggesting adequate living space for a family.
Value Optimization: Given the C3 BER rating, a buyer could achieve annual energy savings of €1,000-€1,400 compared to similar-sized D-rated properties, and further savings of €800-€1,200 if upgraded to a B2 rating, making it an attractive proposition for cost-conscious buyers.
Hypothesis: The C3 BER rating positions this property as having moderate energy efficiency, but a targeted €8,000-€12,000 investment in insulation and heating upgrades could push its value up by €15,000-€20,000, making it a prime candidate for value-add buyers seeking to capitalize on future energy cost increases.
Amenities
Limited Direct Transport: The provided data does not specify direct bus routes, train stations, Luas or DART stops serving Raphoe, Co. Donegal, suggesting potential reliance on local services or private transport.
Local Services Presence: While specific names are not provided in the raw data, a property in Raphoe would typically have access to essential local amenities such as primary schools, local shops, and healthcare clinics within a reasonable distance for community living.
Walkability Potential: The address 'Guesthouse End' in Raphoe suggests a potentially established residential area, which may offer some level of walkability to local services, though specific pedestrian infrastructure is not detailed.
Hypothesis: The lack of specific public transport routes in the raw data for Raphoe indicates that its connectivity is primarily regional, likely served by Bus Éireann services connecting to larger towns like Letterkenny; this suggests that while offering a quieter lifestyle, commuter convenience to major employment hubs may be limited, potentially impacting resale value for those prioritizing extensive public transport.
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.