Riverview House, Glenfin Road, Ballybofey, Ballybofey, Co. Donegal, F93 DV24
7 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 5 Bed · 3 Bath · 177m² · Detached
Market Position
Priced Above Local Sales
At €370,000, 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.
7 closed sales nearby · 12mo 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 €370,000, 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 €18,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €370,000, 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.
€18,500
That's what overbidding by just 5% on a €370,000 home costs you — before interest.
A €19 check before a €370,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 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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Financial Exposure · 24% 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
€370,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
7
Transactions Analysed
Within 3.0km
12 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Glenwaters, Glenfiin Rd, Ballybofey, Donegal | 2025-04-24 | — | |
| 7 Castle Gardens, Drumbo Stranurlar, Lifford, Donegal | 2025-07-15 | 137m² |
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 B3 Efficiency: The B3 BER rating suggests moderate energy efficiency; upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs by an estimated €100-€200 compared to a C-rated property.
Spacious Configuration: With 177m² across 5 bedrooms and 3 bathrooms, this property offers a generous living space, exceeding the typical size for many properties sold within a 1km radius, which may appeal to larger families.
Value Optimization: Given the €370,000 asking price and a B3 BER, targeted energy efficiency upgrades could enhance its market appeal and offer a strong return on investment, particularly if local comparable sales show a premium for higher BER ratings.
Hypothesis: The property's B3 BER, while good, leaves significant room for value enhancement through targeted energy upgrades; investing €8,000-€12,000 could lead to an increased market value of €15,000-€20,000, especially if positioned against properties with lower BER ratings in the same vicinity.
Amenities
Limited Public Transport: The Glenfin Road in Ballybofey is not directly served by major bus routes or train lines; residents would likely rely on local taxi services or private transport for connectivity, as no specific bus routes or train stations are listed as serving this immediate area.
Local Services: While specific facilities are not detailed, Ballybofey is known to have essential amenities such as local shops, primary and secondary schools (e.g., Stranorlar National School, Finn Valley College), and healthcare services within a reasonable driving distance.
Green Space Access: The location on Glenfin Road likely provides access to scenic views and potentially nearby walking routes along the River Finn, offering a lifestyle benefit for residents seeking natural surroundings, though specific parks are not detailed.
Hypothesis: The lack of direct public transport links and specific amenity data for Ballybofey suggests that while offering a potentially more tranquil lifestyle, Riverview House may appeal more to owner-occupiers prioritizing space and rural setting over commuter convenience or immediate access to a wide array of 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 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.