23 Oaklands Park, Ballyjamesduff, Co. Cavan, A82 Y2N5
10 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 4 Bed · 3 Bath · 139m² · Semi-D
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
14 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| 7 Islean, Ballyjamesduff, Cavan, Cavan | 2024-11-30 | 134m² | |
| 11 Islean, Ballyjamesduff, County Cavan, Cavan | 2025-03-20 | 122m² |
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
Good BER Rating: The B3 BER rating suggests moderate energy efficiency, with estimated annual energy costs around €1,100-€1,500, offering a saving of approximately €500-€900 per year compared to a D-rated property of similar size.
Ample Living Space: At 139.0m², this property offers generous living space, exceeding the average size of properties within a 20km radius which stand at an estimated 3-bedroom equivalent size range.
Value Optimization Opportunity: While the BER is B3, upgrading to a B2 rating could cost an estimated €3,000-€5,000 and potentially increase property value by €5,000-€8,000, representing a good return on investment.
Hypothesis: The B3 BER rating positions this property well within the current market, however, given that properties within a 10km radius have a median of 3 bathrooms, this 3-bathroom configuration is competitive, suggesting that further internal renovations focusing on modern finishes could yield significant value uplift beyond minor BER improvements.
Amenities
Limited Direct Public Transport: While Ballyjamesduff is a well-serviced town, direct bus routes to major urban centers like Dublin are not explicitly listed, requiring potential connections or longer journey times.
Local Educational Access: The property is likely within reach of local primary and secondary schools in Ballyjamesduff, such as Ballyjamesduff Central National School, contributing to family appeal.
Essential Local Services: Within Ballyjamesduff, residents can access essential amenities like supermarkets (e.g., Supervalu), pharmacies, and local shops, catering to daily needs.
Hypothesis: The lack of direct, high-frequency public transport links to major employment hubs like Dublin may be a limiting factor for certain buyer demographics, suggesting that properties with improved local amenities or within closer proximity to regional transport nodes would command a higher premium in this area.
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.