23 Lismeen Hills, Virginia Road, Ballyjamesduff, Co. Cavan, A82 D2W5
11 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €290,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 closed sales nearby · 14mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 22% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€290,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±13%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Lismeen Hills, Balijamesduff, Cavan, Cavan | 2024-12-18 | 127.6m² | |
| 14 Lismeen Hills, Virginia Rd, Ballyjamesduff, Cavan | 2024-12-23 | 130.1m² |
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
Energy Efficiency Premium: A B BER rating means this property is considerably more energy-efficient than many older homes, likely resulting in annual energy cost savings of €800-€1,200 compared to a D-rated property of similar size.
Space Optimization: With 120m² of space spread across 4 bedrooms and 3 bathrooms, this property offers a good balance of living area and amenities, catering well to family needs at 30m² per room.
Value Enhancement Opportunity: While B BER is good, upgrading to an A rating could cost approximately €6,000-€10,000 and potentially increase the property's market value by €10,000-€15,000, offering a solid return on investment.
Hypothesis: The relatively high number of sales within 1km (158 properties) and the decent BER rating suggest a stable local housing stock, but the asking price of €290,000 for a B-rated property is 11% below the 1km median for same broad type (€325,000), implying that buyers may be undervaluing the energy efficiency benefits in this specific market.
Amenities
Transport Links: Connectivity relies on local bus services, with no specific routes, train stations (like Dublin Bus routes 25, 66, 67), Luas stops, or DART stations readily identifiable as serving this specific address, indicating limited direct public transport options to major hubs.
Local Services Availability: Access to essential services requires travel, as specific supermarkets (e.g., SuperValu, Lidl), schools (e.g., St. Úna's National School), or healthcare facilities (e.g., Cavan General Hospital) are not within immediate walking distance, suggesting reliance on car transport for daily needs.
Walkability Score: Given the location on Virginia Road, pedestrian access is likely limited to local streets, with no specific parks (e.g., Deerpark Forest Park, though distant) or designated walking routes mentioned, pointing towards lower walkability scores.
Hypothesis: The scarcity of specific public transport routes and easily accessible lifestyle amenities within Ballyjamesduff suggests that this property's appeal may be significantly tied to its price point relative to its size and BER, rather than its immediate amenity provision, hinting at a market where convenience is secondary to affordability.
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.