Tailors Cottage, Diffreen, Manorhamilton, Co. Leitrim, F91 NX53
1 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 1 Bath · 63m² · Detached
Market Position
Limited Transaction Data
At €295,000, we cannot reliably position this property — only 1 comparable closed sale was 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 1 comparable transaction 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.
Financial Exposure · 59% 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
€295,000
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 · Low
1
Transactions Analysed
Within 1.5km
12 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Diffreen, Glencar, Manorhamilton, Leitrim | 2025-03-21 | — |
Transactions within a 1.5km radius and 18-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 Energy Cost Penalty: With a 'G' BER rating, annual energy costs for this 63m² property are estimated to be between €1,800-€2,200, approximately €1,000-€1,400 higher than comparable properties with a B-rated BER.
Details
- Upgrade Investment Opportunity: Upgrading from a 'G' BER to a 'C' rating would likely cost between €10,000-€15,000 but could increase the property's value by €18,000-€25,000, representing a sound investment.
- Compact Footprint Value: The 63.0m² size of this 2-bedroom detached house is smaller than the median of 3 bedrooms and potentially less spacious than typical properties in the 20km radius median sale price range (€255,000), indicating a need for efficient use of space.
- Hypothesis: The significant cost to improve the BER rating from 'G' to 'C' is a substantial barrier for potential buyers, suggesting that a price reduction of at least €15,000-€20,000 would be necessary to compensate for the immediate upgrade investment and the higher ongoing energy expenditure compared to market averages.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas stops, or DART stations listed as serving Diffreen, Manorhamilton, indicating a reliance on private transport for connectivity.
Details
- Basic Local Services: Information on specific schools, healthcare facilities, or major retail centres within close proximity to Diffreen, Manorhamilton is not provided in the raw data, suggesting a need for travel to access a wider range of amenities.
- Rural Setting Convenience: While specific walking routes or pedestrian infrastructure are not detailed, the rural location suggests potential for natural walks but likely limited access to shops or cafes within immediate walking distance.
- Hypothesis: The lack of specific public transport links and readily available local amenities in Diffreen suggests that its value proposition is primarily for those seeking a secluded rural lifestyle, meaning that proximity to larger towns for services and transport will be a key factor for any future market value appreciation.
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.