1 Donaghmoyne Court, Carrickmacross, Carrickmacross, Co. Monaghan, A81 TF99
20 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €250,000, 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.
20 closed sales nearby · 8mo 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.
These signals interact — full analysis in report.
€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 20 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
20 verified closed sales within 1.5km · 18 months.
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 · High
20
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±8%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 62 Farney St, Carrickmacross, Co Monaghan, Monaghan | 2024-12-20 | — | |
| 8 Alderwood, Carrickmacross, Monaghan, Monaghan | 2025-01-13 | 120m² |
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 C2 Advantage: A C2 BER rating suggests moderate energy efficiency. Upgrading from a C2 to a B2 rating would likely cost €6,000-€10,000 and could increase the property's value by €10,000-€15,000, representing a sound investment in future energy savings and market appeal.
Details
- Ample Living Space: With 120m² of space, this property offers a comfortable living area, aligning with the trend of larger family homes being sought after, and is comparable to the median bed and bath configuration of 3 beds and 2 baths common in the market.
- Value Optimization Opportunity: Investing in targeted energy efficiency upgrades from a C2 BER rating could yield a return on investment through increased property value and reduced long-term running costs, making it an attractive prospect for value-conscious buyers.
- Hypothesis: While the C2 BER rating is respectable, the proximity to a 20km radius market showing a median of 4 bedrooms and 2 bathrooms suggests that homes with higher bedroom counts in the immediate vicinity might be commanding higher sale prices, indicating a potential future opportunity to add value through an additional bedroom if feasible.
Amenities
Limited Direct Transport: Based on the provided data, there are no specific bus routes, train stations, Luas, or DART stations directly mentioned for Carrickmacross, suggesting reliance on local bus services which are not specified, potentially impacting commuter convenience to major urban centers.
Details
- Local Amenities Identified: The area serves residents with specific retail options such as Tesco Carrickmacross and local pharmacies like McCabes Pharmacy. Educational facilities include St. Joseph's National School and Beechwood College, supporting family needs.
- Commuter Challenge: The lack of direct high-speed public transport links from Carrickmacross to Dublin (as no Luas, DART, or specific Dublin Bus routes are cited) suggests that commuting to the capital would likely involve longer travel times and potential transfers, impacting its attractiveness for daily commuters.
- Hypothesis: The demographic data for Carrickmacross suggests a high concentration of family-oriented amenities, including schools and retail, indicating a strong local community appeal. However, the absence of specific high-frequency public transport links to major employment hubs implies that future development focused on improving connectivity, perhaps through enhanced bus services or park-and-ride facilities, could significantly boost property values.
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.