Tullynapurtlin, Ballinaglera, Dowra, Co. Leitrim, N41 T259
7 homes sold nearby. See what they went for — and what to bid on this one.
€130,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €130,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 17mo 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 €130,000, 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 €6,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €130,000, 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.
€6,500
That's what overbidding by just 5% on a €130,000 home costs you — before interest.
A €19 check before a €130,000 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 7 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €130,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, 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 · Low
7
Transactions Analysed
Within 5.0km
17 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Oneasa, 2 Gregnafarna, Ballinagleara, Leitrim | 2024-11-04 | 109m² | |
| Lurganoill, Ballinaglera, Dowra Po, Leitrim | 2024-07-05 | — |
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 C3 Investment Opportunity: Upgrading the C3 BER rating could cost €8,000-€12,000 for insulation and heating system improvements, potentially increasing the property's value by €15,000-€20,000.
Details
- Generous Size for Property Type: At 120m², this detached property offers ample living space, which is larger than the median 3-bedroom property (implied size) within the 100km radius.
- Potential Value Optimization: With 1 bathroom for 2 bedrooms, a future renovation to add a second bathroom could significantly enhance marketability and potential resale value, considering the median of 2 bathrooms in the wider market.
- Hypothesis: The current BER C3 rating is average for the broader market, but the significant gap between the property's estimated value (€189,290) and its asking price (€130,000) suggests that buyers may be factoring in substantial costs for future upgrades or renovations, such as a second bathroom, which is a common expectation in comparable sales.
Amenities
Limited Public Transport: The property's rural location in Ballinaglera, Dowra, Co. Leitrim, is not directly served by any major bus routes, train stations, or Luas/DART stops; closest services are likely many kilometers away requiring private transport.
Details
- Basic Local Services: The immediate vicinity is characterized by limited retail and service options; residents would likely need to travel to larger towns like Manorhamilton or Carrick-on-Shannon for significant shopping, healthcare, and specialized amenities.
- Remote Lifestyle Amenities: While specific local restaurants or cafes are not detailed, the area offers natural lifestyle amenities such as proximity to rural landscapes and lakes, appealing to those seeking tranquility over urban convenience.
- Hypothesis: Given the lack of direct public transport and the distance to key services, this property's appeal will heavily depend on buyers prioritizing a secluded rural lifestyle over convenience, with its value being more tied to its natural setting and plot size rather than proximity to urban amenities or transport hubs that drive demand in more connected areas.
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.