Hazel Farm, Tullycooley, Dromahair, Co. Leitrim, F91 PF21
14 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 14mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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
14
Transactions Analysed
Within 5.0km
14 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Caddagh, Dromahair, Co Leitrim, Leitrim | 2024-12-06 | 110.3m² | |
| Drumconor, Dromahair, Co Leitrim, Leitrim | 2026-01-06 | 234.7m² |
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 B2 Efficiency: The property boasts a B2 BER rating, which typically translates to annual energy costs of approximately €800-€1,200, significantly lower than the €1,800-€2,200 estimated for a D-rated property of similar size.
Details
- Spacious Layout: With 120m² and 4 bedrooms, this property offers a generous living space that aligns with the 'Large' size category, providing ample room for a growing family.
- Value Optimization: While not offering the extreme savings of a lower BER, the B2 rating positions this property well within current market expectations for energy efficiency, avoiding the significant upgrade costs associated with D, E, F, or G rated homes which could range from €8,000-€12,000 for a substantial improvement.
- Hypothesis: The B2 BER rating indicates a sound investment in energy efficiency, but a targeted investment in improving insulation or upgrading heating systems could potentially elevate it to an A-rating, potentially unlocking an additional 5-10% in property value due to the increasing demand for highly energy-efficient homes in rural Ireland.
Amenities
Limited Connectivity: Dromahair's rural location means direct access to major transport hubs is limited; there are no listed Luas stops, DART stations, or specific Dublin Bus routes serving Tullycooley directly, likely requiring multiple bus transfers or reliance on local bus services.
Details
- Local Services Access: The closest significant town for amenities appears to be Sligo (approximately 20km away), which would offer a wider range of supermarkets, schools like Mercy College Sligo, and healthcare facilities such as Sligo University Hospital.
- Rural Lifestyle Amenities: While specific local restaurants and cafes in Tullycooley are not detailed, Dromahair itself offers a more tranquil, rural lifestyle with access to natural amenities like the River Bonet and surrounding countryside, appealing to those seeking an escape from urban congestion.
- Hypothesis: The limited public transport connectivity and distance to major amenities in Dromahair likely suppress property values compared to more accessible commuter towns, but this could be offset by future investment in regional road infrastructure or the development of local co-working spaces, increasing its appeal to remote workers.
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.