Seoidin, Laghta, Kinlough, Co. Leitrim, F91 H732
21 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 2 Bed · 1 Bath · 86m² · Bungalow
Market Position
At the Upper End of Local Sales
At €240,000, 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.
21 closed sales nearby · 25mo 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
These signals interact — full analysis in report.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 27% 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
€240,000
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
21
Transactions Analysed
Within 5.0km
25 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Melvin Fields, Kinlough, Leitrim, Leitrim | 2024-02-22 | 142.2m² | |
| 23 Dartry View, Kinlough, Leitrim, Leitrim | 2023-08-01 | — |
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
Upgrade Potential from D2 BER: Upgrading this D2 BER rated bungalow to a B2 rating could cost an estimated €8,000-€12,000, but is likely to increase its market value by €15,000-€20,000.
Energy Costs at D2: With a D2 BER rating, annual energy costs for this 86.0m² bungalow are estimated between €1,800-€2,200, significantly higher than a similar property with a B-rated BER.
Space Efficiency Analysis: This 86.0m² bungalow with 2 bedrooms and 1 bathroom is configured adequately for its size, but the market trend within 1km shows a median price per square meter of €2,245.90, indicating a demand for efficient space utilization.
Hypothesis: The D2 BER rating suggests a significant opportunity for value enhancement; investing in insulation, window upgrades, and potentially a more efficient heating system could not only reduce annual energy expenses by €1,000-€1,400 compared to similar D-rated properties but also align the property with increasingly eco-conscious buyer preferences, potentially commanding a higher price premium than the €15,000-€20,000 estimated for a B2 upgrade.
Amenities
Transport Connectivity Limited: The provided data does not specify any direct bus routes, train stations, Luas, or DART stations serving the immediate Kinlough area, indicating potential reliance on private transport.
Local Services and Schools: While specific names are not provided, the general location in Co. Leitrim would typically mean access to local national schools and essential services, but specific details are missing.
Walkability and Green Space: Specific walking routes or pedestrian infrastructure are not detailed, but rural settings like Kinlough often offer scenic, albeit potentially unpaved, walking opportunities.
Hypothesis: Given the lack of specific public transport and detailed amenity data for Kinlough, the property's appeal will heavily rely on its intrinsic qualities and proximity to specific regional towns (e.g., Bundoran or Sligo) rather than local integrated services, suggesting that buyers will prioritize a serene environment over urban convenience, impacting its long-term resale value dynamics compared to properties in better-connected towns.
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.