10 Aranmore Close, Cavan, Co Cavan, H12 NW59
9 homes sold nearby. See what they went for — and what to bid on this one.
€180,000 · 2 Bed · 2 Bath · 85m² · Terrace
Market Position
Below Typical Sale Prices
At €180,000, 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.
9 closed sales nearby · 15mo recency · Moderate 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 €180,000, 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 €9,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €180,000, 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.
€9,000
That's what overbidding by just 5% on a €180,000 home costs you — before interest.
A €19 check before a €180,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €180,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
15 months
Data Freshness
Most recent sale age
±16%
Price Spread
How much prices vary
Moderate
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Aranmore Close, Rockcross, Cavan, Cavan | 2025-11-07 | 77m² | |
| 17 St Patricks Tce, Swellan, Cavan, Cavan | 2024-12-06 | 73.9m² |
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 Efficiency: The property holds a C2 BER rating, implying moderate energy efficiency, with potential annual energy cost savings of €800-€1,200 compared to G-rated properties of similar size.
Details
- Compact Living Space: At 85m², this property offers a practical, albeit compact, living space which aligns with the typical size of 2-bedroom terraces in urban settings, though it is smaller than the 3-bedroom median in the wider 100km radius.
- Value Optimization: Upgrading the C2 BER rating to a B2 could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving future energy cost savings.
- Hypothesis: The prevalence of C2 BER ratings (as indicated by the C2 rating of this property and the absence of specific BER data in the wider 100km radius metrics) suggests a market segment where energy efficiency is a secondary consideration for many buyers, or where retrofitting is a common practice post-purchase, presenting an opportunity for early adopters to benefit from lower running costs and a potential future value uplift.
Amenities
Connectivity Hub: Located in Cavan town, this area is served by Bus Éireann routes connecting to Dublin and other major towns, providing essential transport links, although specific route numbers and Luas/DART are not available in this data.
Details
- Local Services Access: The vicinity offers access to essential services including Cavan General Hospital, multiple primary and secondary schools such as Loreto College and St. Patrick's Primary School, and retail options like Tesco and Boots.
- Community and Recreation: Residents can enjoy local parks like Farnham Estate Golf & Country Club nearby, alongside a range of cafes and restaurants within Cavan town, contributing to a good quality of life.
- Hypothesis: The strategic positioning of Cavan town as a regional hub, despite lacking direct light rail access, means that properties here are increasingly attractive to those seeking a balance between affordability and connectivity, with potential for increased demand as infrastructure investments in regional transport continue to improve travel times to major urban centres.
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.