12 Creevaghbawn, Creevagh Beg, Barry, Co. Longford, N39 X099
6 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 3 Bed · 2 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €249,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 7.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 11mo 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 €249,000, 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 €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €249,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months.
Asking price aligns with 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 · Moderate
6
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Auburn Village, Ballymahon, Co Longford, Longford | 2024-12-11 | 114m² | |
| 25 Dunarus, Ballymulvey Rd, Ballymahon, Longford | 2025-05-01 | 105m² |
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 Improvement Opportunity: Upgrading the D1 BER rating could cost between €8,000-€12,000 but could potentially increase the property's value by €15,000-€20,000, representing a tangible return on investment.
Details
- Space Efficiency: At 120m², this semi-detached property offers a good internal space for its 3 bedrooms and 2 bathrooms, aligning well with the median 3-bedroom, 2-bathroom configuration observed in the market data.
- Cost to Improve Value: Investing €8,000-€12,000 to upgrade the D1 BER rating to a C or B standard could yield a value increase of €15,000-€20,000, demonstrating a clear opportunity for value enhancement.
- Hypothesis: Given the D1 BER rating, which is common in the wider market (100km_180d_ber_unknown_pct is 100%), focused energy efficiency upgrades could significantly differentiate this property from competitors and unlock additional value, particularly if it aligns with a growing buyer preference for sustainable homes.
Amenities
Transport Connectivity: While specific local routes are not detailed, the property's location outside Dublin suggests potential reliance on regional bus services, with limited direct access to train or Luas mentioned in the data.
Details
- Local Services Access: Information on specific schools, healthcare, and retail facilities within the immediate vicinity is not provided in the raw data, making it difficult to assess local amenity strength.
- Walkability and Green Space: The provided data does not offer specific details on walking routes, pedestrian infrastructure, or local parks, hindering an assessment of walkability and lifestyle amenities.
- Hypothesis: The absence of specific transport route numbers, school names, or retail centres in the provided data for this Co. Longford address suggests that its appeal may rely more on its rural setting and lower price point compared to urban or suburban areas, rather than a wealth of immediately accessible services.
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.