2 Tullywaltry, Bailieborough, Co. Cavan, A82 T3Y5
9 homes sold nearby. See what they went for — and what to bid on this one.
€377,500 · 4 Bed · 5 Bath · 218m² · Detached
Market Position
Below Typical Sale Prices
At €377,500, 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 · 20mo 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 €377,500, 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 €18,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €377,500, 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.
€18,875
That's what overbidding by just 5% on a €377,500 home costs you — before interest.
A €19 check before a €377,500 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
Price Distribution Analysis
9 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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 5.0km
20 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Seefin, Baileboro, Cavan, Cavan | 2024-12-05 | 104.8m² | |
| Moonhill, Monaghanoose, Bailieborough, Cavan | 2025-07-22 | 197.6m² |
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 B2 Efficiency: The B2 BER rating suggests that upgrading to a B1 or A rating would cost an estimated €5,000 - €9,000 and could potentially increase the property's value by €8,000 - €12,000, with annual energy cost savings of approximately €300-€500 compared to a D-rated property of similar size.
Generous Living Space: At 218m², this property offers significantly more space than the average comparable sale within a 3km radius, providing ample room for family living and potential future adaptations.
Value Optimization: The asking price of €377,500, while above local medians, presents an opportunity for value optimization if the internal finishes and condition align with the property's substantial size and B2 BER rating.
Hypothesis: The B2 BER rating, while good, represents a prime opportunity for value uplift. A targeted €5,000-€9,000 investment in further energy efficiency upgrades could not only reduce annual running costs by an estimated €300-€500 but also potentially add €8,000-€12,000 to the property's market value, enhancing its appeal against lower-rated competitors.
Amenities
Limited Public Transport: Bailieborough has limited direct public transport links to major urban centers; there are no listed Luas, DART, or specific Dublin Bus routes directly serving this precise address, relying on local bus services which may not offer frequent or direct commutes.
Local Services Identified: Access to essential services includes pharmacies and local shops within Bailieborough town, and educational facilities like Bailieborough Community National School and St. Aidan's Comprehensive School.
Rural Lifestyle Focus: The property's location prioritizes a rural lifestyle, with proximity to natural landscapes and community-focused amenities within Bailieborough town, rather than urban conveniences.
Hypothesis: The property's location in rural Co. Cavan, while offering a tranquil lifestyle, presents a significant challenge for buyers prioritizing direct public transport to major employment hubs like Dublin, suggesting that its appeal will primarily be to those seeking a rural setting with the willingness to rely on private transport or less frequent local bus 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.