Starling Cottage, Largydonnell, Kinlough, Kinlough, Co. Leitrim, F91 NW50
23 homes sold nearby. See what they went for — and what to bid on this one.
€229,950 · 4 Bed · 1 Bath · Detached
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Market Position
Priced Within Local Sold Range
At €229,950, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 closed sales nearby · 22mo 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 €229,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €229,950, 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.
€11,498
That's what overbidding by just 5% on a €229,950 home costs you — before interest.
A €19 check before a €229,950 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
23
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±13%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Park, Kinlough, Leitrim, Leitrim | 2024-12-17 | — | |
| Unshinagh, Park, Kinlough, Leitrim | 2023-08-11 | 80m² |
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 Rating Impact: With a D1 BER rating, substantial upgrades would be needed; moving to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Space Efficiency: A 120m² detached house with 4 bedrooms and 1 bathroom offers a reasonable amount of space, but the single bathroom may present a functional limitation for a 4-bedroom property.
Value Optimization: The current asking price of €229,950 is significantly below the estimated value of €260,360, presenting an opportunity for value optimization through strategic improvements, particularly to the BER rating.
Hypothesis: Given the D1 BER rating and a single bathroom for four bedrooms, there's a significant opportunity to enhance the property's appeal and value by investing in energy efficiency upgrades and potentially a second bathroom, which could align the property better with market expectations for modern family homes.
Amenities
Transport Connectivity: This property is located in Kinlough, Co. Leitrim, and transport connectivity primarily relies on local bus services, with no direct train, Luas, or DART stations serving the immediate area.
Lifestyle Factors: Access to amenities like primary schools, shops, and healthcare would require travel, as specific names of schools, supermarkets, or clinics in Largydonnell, Kinlough, Co. Leitrim are not provided in the raw data.
Walkability and Local Services: The property's rural setting in Largydonnell suggests limited walkability to services, with most amenities likely requiring car access to nearby towns.
Hypothesis: The appeal of this property is likely driven by its rural setting rather than proximity to urban amenities; therefore, any future development or infrastructure improvements in the wider Kinlough area, such as enhanced bus services or local retail development, could significantly boost its long-term value and buyer accessibility.
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.