20 Lisgrey Gardens, Lisnalea, Bailieborough, Co. Cavan, Bailieborough, Co. Cavan, A82 C1K7
9 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €245,000, 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 · 10mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 · High confidence
Instant access · No subscription · Refund if not useful
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 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 · High
9
Transactions Analysed
Within 1.5km
10 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.
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 |
|---|---|---|---|
| 17 Lisgrey Gardens, Virginia Rd, Bailieborough, Cavan | 2025-08-27 | 121.8m² | |
| 51 Highfield, Lisnalea, Bailieborough, Cavan | 2025-06-27 | 145.9m² |
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 Rating Insight: With a C1 BER rating, this property is mid-tier, suggesting annual energy costs are likely €1,300-€1,700, compared to approximately €1,800-€2,200 for a D-rated property of similar size, representing a saving of €500-€1,000 annually.
Space Efficiency: The 120m² size for a 4-bedroom, 3-bathroom semi-detached house is standard, offering adequate family living space, aligning with the 4-bedroom median for properties within a 10km radius over the past 180 days.
Value Optimization Potential: While not requiring immediate costly upgrades due to its C1 BER, investing €5,000-€8,000 in enhanced insulation and heating controls could potentially improve the BER to a B-rating, leading to an estimated €800-€1,200 annual energy cost saving and a property value uplift of €10,000-€15,000.
Hypothesis: The presence of 3 bathrooms for a 4-bedroom property, while desirable, may indicate a less optimal internal layout for maximizing living space in common areas, suggesting that a more efficient distribution could enhance perceived value and marketability, particularly if future renovations focus on open-plan living.
Amenities
Transport Connectivity: While located outside Dublin, the nearest significant transport hubs require travel; for example, a journey to Dublin City Centre would likely involve driving to a park-and-ride facility for services like Bus Éireann routes serving Bailieborough or potentially a train station further afield.
Local Educational Access: The property is within proximity of St. Anne's National School and St. Aidan's Comprehensive School, providing established educational options for families in the Bailieborough area.
Healthcare and Retail: Residents have access to Bailieborough Primary Care Centre for healthcare needs and can utilize local shopping facilities including SuperValu and local independent retailers within Bailieborough town.
Hypothesis: The 'Outside Dublin' designation for this property, while offering potentially lower price points, implies a significant reliance on private transport for commuting and accessing a wider range of services, which could limit its appeal to a specific buyer demographic focused on convenience and speed of access to urban employment 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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.