Rossinver House, Gubalaun, Rossinver, Co. Leitrim, F91 A718
0 homes sold nearby. See what they went for — and what to bid on this one.
€500,000 · 13 Bed · 5 Bath · 658m² · Detached
Market Position
Limited Transaction Data
At €500,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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: Upgrading the F-rated BER to a B2 rating would likely cost between €15,000 - €25,000 but could increase the property's value by €25,000 - €35,000, representing a significant investment opportunity.
Substantial Renovation Needs: With 658m² of space and 13 bedrooms, the BER F rating suggests significant energy inefficiency, potentially leading to annual heating costs of €4,000 - €6,000, compared to €1,500 - €2,500 for a B-rated property of similar size.
Size Discrepancy Value: The property's large size (658m² and 13 bedrooms) is far above typical family homes, suggesting a potential need to reconfigure or market to niche buyers (e.g., guesthouses, large institutions) to achieve optimal value, as standard comparables may not exist.
Hypothesis: The combination of a very large footprint and a poor BER rating indicates that the current asking price may not fully account for the substantial capital expenditure required for both essential energy efficiency upgrades and potential reconfigurations to match market demand, making it a value play for buyers with renovation capital.
Amenities
Limited Public Transport: Access to public transport appears minimal, with no specific bus routes, train stations, Luas, or DART stops mentioned as serving this remote Rossinver location directly.
Basic Local Services: Amenities are scarce, with no specific schools, hospitals, pharmacies, shops, or restaurants listed as being in the immediate vicinity of Gubalaun, Rossinver.
Low Walkability Potential: Given the rural address, walkability is likely very limited, with no specific pedestrian routes or accessible green spaces mentioned, requiring a car for most daily needs.
Hypothesis: The property's extremely rural location suggests that its value proposition hinges almost entirely on its intrinsic qualities and the buyer's desire for isolation, as it lacks the connectivity and amenity richness that typically drive demand and price appreciation in more accessible 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.