The Manse, Graniamore, Ballymote, Co. Sligo, Ballymote, Co. Sligo, F56 PK74
16 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 1 Bath · 4047m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 18mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 5.0km
18 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cambs, Ballymote, Co Sligo, Sligo | 2024-10-25 | — | |
| Ardrea, Ballymote, Sligo, Sligo | 2025-08-18 | 133m² |
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 B Advantage: The property's B BER rating is a significant advantage, offering lower annual energy costs estimated at €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, a saving of €1,000-€1,400 annually.
Details
- Generous Plot Size: With 4,047m², the property offers a very large plot size, categorised as '2X Very Large', providing ample outdoor space which is a key value driver for detached homes.
- Configuration Mismatch: The property has 4 bedrooms but only 1 bathroom, a configuration that may be a disadvantage in the current market where 2-3 bathrooms are more commonly sought for 4-bedroom homes, potentially impacting resale appeal and valuation.
- Hypothesis: Given the substantial land size and B BER rating, investing in a second or third bathroom could significantly enhance the property's appeal and command a higher sale price, potentially increasing its value by €15,000-€25,000 based on similar upgrades in the wider market.
Amenities
Limited Local Transport: There are no direct bus routes, Luas, or DART stations mentioned as serving Graniamore, Ballymote, suggesting a strong reliance on private transport for connectivity.
Details
- Rural Amenities: Specific local amenities such as schools, hospitals, or shopping centres are not detailed in the provided data for Graniamore, Ballymote, indicating a need for travel to nearby towns for essential services.
- Low Walkability: Given the rural address and lack of specific walking route data, walkability and pedestrian access to amenities in Graniamore are likely very limited, requiring car dependency.
- Hypothesis: The lack of readily available public transport and local amenities in Graniamore suggests that future value appreciation will be heavily tied to improvements in regional connectivity or the development of local infrastructure that enhances the appeal of rural living.
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.