Lakeview Corrick, Annaduff, Annaduff, Co. Leitrim, N41 FK50
18 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 3 Bath · 139m² · Detached
Market Position
Priced Within Local Sold Range
At €280,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 5.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 21mo 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 €280,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 median of comparable sales. 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.
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Statistical Confidence · High
18
Transactions Analysed
Within 5.0km
21 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carrick, Carrick On Shannon, Leitrim, Leitrim | 2024-08-06 | — | |
| Gortinty, Drumsna, Carrick On Shannon, Leitrim | 2024-07-17 | 106m² |
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 Rating Analysis: The C2 BER rating suggests moderate energy efficiency; upgrading to a B2 rating would likely cost €8,000-€12,000 but could increase the property value by €15,000-€20,000, representing a profitable investment.
Annual Energy Cost Savings: With a C2 BER, annual energy costs are estimated at €1,200-€1,600; improving to a B2 rating could reduce this by €300-€500 annually compared to D-rated properties.
Size and Configuration: At 139m² with 3 bedrooms and 3 bathrooms, the property offers a good balance for a family, but its value per sqm (€2,014 based on asking price) is high compared to local sold data.
Hypothesis: Given the C2 BER, a targeted energy efficiency upgrade focusing on insulation and window replacement could not only reduce annual costs by an estimated €300-€500 but also potentially position the property to command a premium closer to the €1,117/sqm median if improvements are made, indicating a value optimization opportunity.
Amenities
Limited Local Transport: Annaduff, Co. Leitrim, is not directly served by specific bus routes, train stations, Luas, or DART services mentioned in typical urban connectivity analysis, suggesting a reliance on private transport.
Rural Lifestyle Amenities: While specific amenity names for Annaduff are not provided, properties in such rural locations typically offer access to local primary schools, community centres, and natural landscapes like Lough Key Forest Park (approx. 20km), fostering a quiet lifestyle.
Healthcare Proximity: Access to healthcare would likely involve travel to the nearest town such as Carrick-on-Shannon (approx. 15km), which would house local clinics, pharmacies, and potentially the nearest hospital.
Hypothesis: The property's rural location in Annaduff, lacking direct public transport links, implies a strong dependence on private vehicles for accessing amenities such as schools, shops, and healthcare facilities, suggesting that future infrastructure development, if any, could significantly boost its appeal and market value.
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.