21 Creighan Manor, Ballinagh Road, Co Cavan, H12 RT02
18 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 3 Bath · 150m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 18 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
18 closed sales nearby · 13mo 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 €425,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 13.1% 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
18
Transactions Analysed
Within 3.0km
13 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Creighan Dr, Cavan, Cavan, Cavan | 2025-10-23 | 133m² | |
| 5 Ashbrooke Manor, Moynehall, Cavan Town, Cavan | 2025-08-20 | 145m² |
Transactions within a 3.0km 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 Advantage: The A3 BER rating is expected to result in annual energy costs of €800-€1,200, compared to an estimated €1,800-€2,200 for a D-rated property of similar size, offering annual savings of €1,000-€1,400.
Space Efficiency: With 150.0m² of living space spread across 4 bedrooms and 3 bathrooms, the property offers 37.5m² per bedroom, providing ample room for residents.
Value Optimization: While no specific renovation data is provided, achieving a B2 rating from an A3 rating would likely involve minor insulation upgrades and could potentially increase property value by approximately €5,000-€10,000, representing a modest return on investment.
Hypothesis: The A3 BER rating indicates excellent energy efficiency, but further small investments in airtightness or renewable integration could push this property towards an A1 rating, potentially adding a 3-5% value premium and reducing annual energy bills by another €200-€300, capitalizing on the increasing demand for ultra-low energy homes in rural settings.
Amenities
Transport Connectivity: While specific bus routes for Ballinagh Road, Co Cavan are not provided in the data, properties in similar regional towns often rely on local bus services connecting to larger transport hubs like Cavan Town or regional bus lines.
Local Education: The vicinity likely offers primary schools such as St. Mogue's National School and secondary schools in Ballinagh or Cavan Town, catering to family needs.
Retail Access: Access to supermarkets like SuperValu or Lidl in nearby towns such as Cavan or Ballyjamesduff would be typical, supplemented by local shops in Ballinagh itself.
Hypothesis: Given the 'Outside Dublin' location, a significant driver of future value appreciation for 21 Creighan Manor will be the development or improvement of public transport links from Ballinagh to key employment centers, such as the proposed development of improved regional bus services or potential future rail connectivity, which could significantly enhance its appeal to a wider commuter market.
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.