2 Upper York Street, Castleblayney, Castleblayney, Co. Monaghan, A75 RX43
10 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 5 Bed · 2 Bath · 122m² · Semi-D
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 19mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 sits marginally above the size-adjusted median. 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 · High
10
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±11%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Rosevale Bree, Castleblaney, Monaghan, Monaghan | 2023-06-14 | 120.7m² | |
| 76 Rosevale, Castleblayney, Monaghan, Monaghan | 2024-01-30 | 112m² |
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 Upgrade Potential: Upgrading the D2 BER rating to a C1 could cost approximately €4,000-€6,000 and may increase the property's value by €7,000-€10,000, while reducing estimated annual energy costs from €1,800-€2,200 to €1,200-€1,500.
Details
- Size Efficiency: The 122.0m² property offers ample space with 5 bedrooms, which is 2 more than the median of 3 bedrooms in the 100km radius market, providing a significant advantage for larger families.
- Value Optimization: Given the D2 BER, investing in insulation and heating upgrades could optimize the property's value by an estimated €7,000-€10,000, offsetting the potential initial cost of €4,000-€6,000 and improving long-term livability.
- Hypothesis: The presence of a D2 BER rating in a market where 100% of recorded sales within 100km had unknown BER ratings suggests an opportunity to differentiate and capture value by clearly marketing improved energy efficiency post-upgrade, potentially commanding a premium over unrated comparables.
Amenities
Connectivity Limitations: Castleblayney is not directly served by train stations or Luas/DART stops, meaning transport relies heavily on local bus services and private vehicles for wider connectivity.
Details
- Local Services: The area offers essential amenities with local supermarkets and primary/secondary schools nearby, catering to daily needs and family requirements.
- Walkability & Access: While specific walking routes are not detailed, the property's location in Castleblayney implies a degree of local walkability for day-to-day errands within the town centre.
- Hypothesis: The lack of direct public transport links to major urban centres suggests that the property's future value appreciation may be more closely tied to local infrastructure improvements and economic development within County Monaghan rather than broader national commuter trends.
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.