sues cottage, cloghan, rossinver, co. leitrim, f91 x3h4
5 homes sold nearby. See what they went for — and what to bid on this one.
€299,950 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €299,950, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 24mo 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 €299,950, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,998 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€14,998
That's what overbidding by just 5% on a €299,950 home costs you — before interest.
A €19 check before a €299,950 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €299,950 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
24 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Barr Rd, Rossinver, Leitrim, Leitrim | 2024-03-22 | — | |
| Tawnaleck, Rossinver, Co Leitrim, Leitrim | 2024-01-26 | — |
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
Smart BER Investment: Upgrading this D-rated property to B2 could cost €8,000-€12,000, yet potentially boost its value by €15,000-€20,000, presenting a clear return on investment.
Details
- Energy Cost Savings: Improving the BER from D to B2 could reduce estimated annual energy costs from €1,800-€2,200 for D-rated properties to €800-€1,200, saving €1,000-€1,400 per year.
- Generous Living Space: At 120m², this 3-bedroom, 2-bathroom detached property offers ample living space, aligning with and potentially exceeding the typical size expectations for similar homes in the surrounding 10km area.
- Hypothesis: The current BER D rating presents a strategic opportunity for buyers to invest in energy upgrades, not only enhancing comfort and reducing running costs but also significantly improving the property's market attractiveness and long-term resale value in an increasingly eco-conscious market.
Amenities
Car-Dependent Connectivity: Given its rural Co. Leitrim location, the property necessitates private vehicle use for most travel, as direct public transport like bus routes or train stations are not readily available within Cloghan or Rossinver, with nearest services typically found in towns like Kinlough (approx. 10km) or Manorhamilton (approx. 20km).
Details
- Essential Local Services: Local primary education is accessible at Rossinver National School (approx. 5km), with secondary schooling available in Manorhamilton (approx. 20km), while healthcare access primarily relies on GP services in nearby towns and Sligo University Hospital for acute care (approx. 45km).
- Rural Lifestyle Appeal: The area offers a tranquil, rural lifestyle with access to natural amenities like Lough Melvin for outdoor activities, though daily conveniences such as major supermarkets and diverse retail options require travel to larger centres like Manorhamilton (approx. 20km) or Sligo (approx. 45km).
- Hypothesis: The property's secluded rural location will primarily attract buyers seeking tranquility, natural beauty, and a detached lifestyle, rather than those prioritizing urban amenities or public transport links, defining a niche market and limiting broad buyer appeal.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.