Rooskey, Creeslough, Co. Donegal
12 homes sold nearby. See what they went for — and what to bid on this one.
€55,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €55,000, 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.
12 closed sales nearby · 20mo 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 €55,000, 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 €2,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €55,000, 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.
€2,750
That's what overbidding by just 5% on a €55,000 home costs you — before interest.
A €19 check before a €55,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 below the median of comparable sales, suggesting favourable entry conditions. 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
12
Transactions Analysed
Within 5.0km
20 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Creeslough Holiday Homes, Birchhill, Creeslough, Donegal | 2024-10-31 | 82.5m² | |
| Masinass, Creeslough, Co Donegal, Donegal | 2023-11-13 | 61.6m² |
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 Opportunity: With an unknown BER (SI_666), upgrading to a B2 rating could cost between €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 (for D-rated) to €800-€1,200.
Generous Living Space: At 120m² for 2 bedrooms, this detached property offers significantly more space than many standard 2-bedroom homes, providing ample room for comfortable living or potential re-configuration.
Smaller Than Median: While spacious for a 2-bed, the property's 2-bedroom configuration is smaller than the 3-bedroom median for sales within a 5km radius over 180 days, which might impact its appeal to buyers seeking larger family homes.
Hypothesis: Given the property's generous 120m² footprint, an investment in reconfiguring the internal layout to potentially add a third bedroom could align it more closely with the local market's median 3-bedroom demand, unlocking substantial value beyond BER improvements.
Amenities
Essential Bus Connectivity: Creeslough is served by Bus Éireann Route 300, providing connectivity to Letterkenny, Falcarragh, and other towns, though private transport remains essential for flexibility in this rural area.
Village Facilities Accessible: Key local amenities like Creeslough National School, Creeslough Health Centre, local pharmacies, and Centra Creeslough are available within Creeslough village, supporting daily needs.
Scenic Outdoor Recreation: The property benefits from proximity to natural attractions like Ards Forest Park, offering extensive walking trails, beaches, and outdoor activities, enhancing the quality of life for residents.
Hypothesis: Despite the limited public transport typical of rural Donegal, the property's location in Rooskey, Creeslough, could see increased appeal for remote workers seeking a tranquil, scenic lifestyle supported by essential local services and improved internet connectivity initiatives in rural areas.
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.