19 Brook Avenue, Rocklands, Cavan, Co. Cavan, H12 V651
27 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 4 Bed · 3 Bath · 140m² · Semi-D
Market Position
Below Typical Sale Prices
At €335,000, 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.
27 closed sales nearby · 12mo 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €15 check before a €335,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 11.7% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
12 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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Fern Drive, Rocklands, Drumalee, Cavan | 2025-05-29 | 102m² | |
| 30 Rocklands, Cootehill Rd, Cavan, Cavan | 2024-11-08 | 123m² |
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 Rating Advantage: The B3 BER rating offers good energy efficiency, likely resulting in annual energy costs of approximately €1,200-€1,600, which is considerably lower than the €1,800-€2,400 expected for a D-rated property of similar size.
Size Efficiency: At 140m² with 4 bedrooms and 3 bathrooms, this semi-detached property offers a good balance of space, potentially aligning well with family needs in the area, although 302 properties within 1km suggest a competitive market for space.
Value Optimization Potential: While the BER is good, investing in minor upgrades to reach a B2 or B1 rating could further enhance resale value by an estimated €10,000-€15,000 and potentially reduce annual energy costs by another €150-€250.
Hypothesis: The B3 BER rating, while solid, is not top-tier; however, given the competitive local market with 302 properties within 1km, focusing on maximizing the perceived value through modern interior finishes and smart home technology integration could yield a higher return on investment than solely relying on BER upgrades.
Amenities
Transport Connectivity: While the property is outside Dublin, the mention of 'Outside Dublin' implies a need to identify actual public transport. Assuming a typical Cavan town setup, likely Bus Éireann routes serve the town for intercity travel to Dublin, though no specific routes are provided.
Local Facilities: Rocklands, Cavan likely offers access to local amenities such as Cavan General Hospital, multiple pharmacies, and supermarkets like Tesco or Dunnes Stores, catering to daily needs.
Family and Lifestyle: The area is expected to have several primary and secondary schools, such as St. Aidan's National School or Breifne College, alongside parks like Cavan Town Park and various cafes and restaurants.
Hypothesis: The value proposition of properties in Cavan town, particularly those outside the immediate city center like Rocklands, is heavily tied to the balance between lower property prices compared to commuter towns for Dublin and the availability of essential amenities; a lack of direct, frequent public transport to major employment hubs like Dublin will cap the premium achievable, positioning it as a strong option for local employment or remote workers.
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.