Lisconor, Kilclare, Carrick-on-Shannon, Co. Leitrim, N41 FW01
27 homes sold nearby. See what they went for — and what to bid on this one.
€349,900 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €349,900, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
27 closed sales nearby · 17mo 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 €349,900, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,495 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,900, 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.
€17,495
That's what overbidding by just 5% on a €349,900 home costs you — before interest.
A €25 check before a €349,900 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 5.8% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 37% 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
€349,900
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 · High
27
Transactions Analysed
Within 5.0km
17 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lisconor, Kilclare, Carrick On Shannon, Leitrim | 2025-12-17 | 165.2m² | |
| Waterside House, Kilclare, Ckon Shannon, Leitrim | 2024-12-16 | 185m² |
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 Upgrade Investment: With a BER rating of D, upgrading this 120m² property to a B2 could cost €8,000-€12,000, potentially increasing its value by €15,000-€20,000 and offering an attractive return on investment.
Significant Energy Savings: Improving the BER from D to B could reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200, saving a homeowner €1,000-€1,400 each year.
Generous Family Space: This 120m², 4-bedroom, 2-bathroom detached property offers ample living space, distinguishing it from the median 3-bed homes sold in the 10km radius and appealing to larger families.
Hypothesis: While the current D BER rating presents a clear area for improvement, the property's detached status and above-median 4-bedroom configuration likely appeal to buyers prioritizing space and privacy in the Carrick-on-Shannon area, potentially making them less sensitive to initial energy efficiency concerns, though this may change with rising energy costs.
Amenities
Key Transport Access: The property benefits from regional connectivity via Carrick-on-Shannon Train Station, offering direct rail links to Dublin and Sligo, alongside Bus Éireann Expressway Route 23 services for intercity travel.
Local Essential Services: Residents have convenient access to essential amenities in Carrick-on-Shannon, including major supermarkets like SuperValu and Tesco, local GP services, and pharmacies such as Boots Pharmacy.
Robust Lifestyle Options: The area provides diverse lifestyle amenities including the Aura Leisure Centre, the scenic Carrick-on-Shannon Boardwalk, renowned local restaurants like The Oarsman, and various childcare facilities, enhancing family appeal.
Hypothesis: Despite the property's rural Kilclare location requiring car dependency for most amenities, its close proximity to the comprehensive services and national transport links of Carrick-on-Shannon positions it as an ideal choice for buyers seeking the tranquility of country living combined with urban conveniences.
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.