Sycamore Lodge, Hazelwood Road, Calry, Co. Sligo, F91 RHR1
47 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 4 Bed · 2 Bath · 172m² · Detached
Market Position
Below Typical Sale Prices
At €399,000, 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.
47 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 €399,000, 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 €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 3.5% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±17%
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 · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kiltycahill, Hazelwood, Sligo, Sligo | 2024-05-31 | 130m² | |
| Faughts, Doonally, Sligo, Sligo | 2025-07-03 | 185m² |
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: The C3 BER rating suggests that upgrading to a B2 or A3 rating could cost approximately €10,000-€15,000, potentially increasing the property's value by €20,000-€25,000 and reducing annual energy costs by €800-€1,200 compared to current levels.
Spacious Living: With 172.0m² across 4 bedrooms and 2 bathrooms, this detached house offers generous living space, exceeding the median 3-bedroom configuration prevalent in the 100km radius market (median 3 beds).
Value Optimization: The current BER C3 offers moderate energy efficiency, but investing in insulation and heating system upgrades, estimated at €5,000-€8,000, could align it with the growing demand for energy-efficient homes and potentially add €10,000-€15,000 in value.
Hypothesis: While the C3 BER rating is acceptable, the significant gap between this property's BER and the average BER of A/B rated properties within a 10km radius (which has 100% unknown BERs in the data but implies a trend towards better ratings) indicates an opportunity for value enhancement through targeted energy efficiency upgrades that cater to future market expectations in Sligo.
Amenities
Transport Links: The property is located in Calry, Sligo, and is served by Bus Éireann routes connecting to Sligo town centre, providing access to regional transport hubs.
Local Conveniences: Residents have proximity to essential amenities in Sligo town, including primary and secondary schools such as Sligo Grammar School and Mercy College Sligo, as well as Sligo University Hospital for healthcare.
Green Spaces: The property's location near Hazelwood Forest Park offers significant recreational opportunities, with extensive walking trails and scenic views of Lough Gill, enhancing lifestyle appeal.
Hypothesis: The proximity to Hazelwood Forest Park and Lough Gill, combined with improved transport links to Sligo town, suggests that properties in Calry like Sycamore Lodge are poised to benefit from increased demand driven by a growing appreciation for accessible natural amenities and convenient urban access within the Sligo region.
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.