Kingsfort Manor, Ballintogher, Co. Sligo
5 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 2 Bath · 121m² · Semi-D
Market Position
Priced Above Local Sales
At €310,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
5 closed sales nearby · 15mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 12% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€310,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
15 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 |
|---|---|---|---|
| 25 Kingsfort Manor, Ballintogher, Sligo, Sligo | 2023-11-29 | — | |
| 26 Kingfort Manor, Ballintogher, Sligo, Sligo | 2025-10-10 | 125m² |
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 Savings: With an A2 BER rating, annual energy costs are estimated to be €800-€1,200, significantly lower than the €1,800-€2,200 for a D-rated property of this size, saving €1,000 annually.
Details
- Space Efficiency: The 121m² size of this semi-detached property, with 3 bedrooms and 2 bathrooms, is well-aligned with the median of 3 bedrooms and 2 bathrooms within a 100km radius.
- Value Optimization Opportunity: While the BER is excellent, exploring minor enhancements like smart thermostats could further optimize energy usage, potentially adding marginal value in a market where efficiency is increasingly prized.
- Hypothesis: Given the A2 BER rating, any perceived overvaluation may be partially offset by long-term energy savings and lower running costs; however, a lack of comparable sales data within very close proximity makes it difficult to definitively quantify any 'quality premium' beyond the BER.
Amenities
Limited Direct Public Transport: Ballintogher is not directly served by specific bus routes like Dublin Bus 25, 66, 67, nor by Luas or DART stations; travel would likely require onward connections from Sligo town.
Details
- Local Educational Access: Primary education is likely served by Ballintogher National School, and secondary education would require travel to Sligo town's schools like Summerhill College.
- Local Healthcare and Retail: Access to a district hospital would be in Sligo town (e.g., Sligo University Hospital), with local pharmacies and smaller retail outlets in Ballintogher itself.
- Hypothesis: The property's location in Ballintogher, Co. Sligo, while offering a rural setting, presents a significant connectivity challenge for commuters to urban centers, suggesting that its value proposition is primarily geared towards a lifestyle choice rather than accessibility, potentially limiting its appeal to a narrower buyer demographic.
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.