Heather House Muckross, Donegal Town, Co. Donegal, F94 A7X9
10 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 2 Bath · 128m² · Detached
Market Position
Below Typical Sale Prices
At €295,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
10 closed sales nearby · 8mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below 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
10
Transactions Analysed
Within 3.0km
8 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tullaghcullion, Donegal Town, Donegal | 2025-04-01 | 157.9m² | |
| Summerhill, Donegal, Donegal | 2024-12-17 | — |
Transactions within a 3.0km radius and 18-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 Improvement Opportunity: Upgrading the F BER rating to a C would likely cost between €12,000-€18,000 and could increase the property's value by €20,000-€30,000, representing a strong return on investment.
Details
- Below Average Size: At 128m², the property's size is comparable to the median of 3 bedrooms and 2 bathrooms, but it is smaller than the 4-bedroom median seen in more active 10km radius markets.
- Value Optimization Needed: The F BER rating indicates significant potential for energy cost savings and value uplift through insulation, window upgrades, and heating system improvements, which are crucial for future marketability.
- Hypothesis: The F BER rating suggests a significant capital expenditure will be required by a potential buyer to meet modern energy efficiency standards, which may deter some buyers and limit the property's appeal unless offset by a lower purchase price or clear evidence of a motivated seller willing to invest in upgrades.
Amenities
Limited Local Connectivity: As a property in Donegal Town, Co. Donegal, F94A7X9, direct public transport options are scarce; nearest significant bus services would likely require travel to Donegal Town centre, impacting commuter convenience.
Details
- Rural Lifestyle Amenities: The property is situated in a rural setting, offering access to natural landscapes. Specific local amenities like primary schools (e.g., Dooey National School) and local shops would be found in nearby villages, requiring car travel.
- Car Dependency Likely: The F94A7X9 postcode suggests a rural location, implying that daily amenities such as supermarkets (e.g., Lidl or Aldi in Donegal Town), healthcare facilities (e.g., health centres or general practitioners in Donegal Town), and educational institutions (e.g., secondary schools in Donegal Town) will necessitate private transport.
- Hypothesis: The property's rural location, while offering a tranquil lifestyle, presents a significant challenge in terms of public transport connectivity and accessibility to a wide range of amenities, suggesting that its appeal will be primarily to buyers seeking a rural retreat rather than convenient access to urban services.
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.