24 Willow Park Drive, The Gallops, Cavan, Co. Cavan, H12 PY28
8 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 3 Bath · 96m² · Semi-D
Market Position
Below Typical Sale Prices
At €225,000, 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.
8 closed sales nearby · 9mo recency · Moderate 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 · Moderate
8
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 24 Sean Bhothar, Latt, Cavan, Cavan | 2025-08-25 | 105.9m² | |
| 42 Sean Bhothar Latt, Cavan, Cavan, Cavan | 2025-05-08 | 105.9m² |
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 Advantage: With a B3 BER rating, this property is significantly more energy-efficient than properties with lower ratings, leading to estimated annual energy cost savings of approximately €900-€1,300 compared to a D-rated equivalent.
Size Efficiency: Spanning 96.0m², the property offers a practical layout with 3 bedrooms and 3 bathrooms, suggesting good space utilization for a semi-detached home of its size.
Value Optimization: Upgrading this B3 BER property to a B1 or A rating could cost an estimated €5,000-€9,000 and potentially increase its market value by €10,000-€15,000, representing a sound investment for future value appreciation.
Hypothesis: The B3 BER rating, while good, positions this property to benefit significantly from further targeted energy upgrades; investing in additional insulation or more efficient heating systems could not only enhance living comfort but also position it to command a premium closer to the estimated value, capitalizing on the growing demand for highly energy-efficient homes in regional markets.
Amenities
Transport Connectivity: While specific routes are not detailed for H12PY28, properties in Cavan town generally rely on Bus Éireann services connecting to major towns and cities, with limited direct access to national rail networks within immediate walking distance.
Local Services Access: The area is likely served by essential amenities such as local supermarkets, primary and secondary schools (e.g., St. Patrick's Primary School and Loreto College Cavan, typically within a 3-5km drive), and local health services including Cavan General Hospital.
Lifestyle and Recreation: Residents can access local parks and recreational facilities within Cavan town, offering opportunities for outdoor activities, though specific named parks or gyms are not directly linked to H12PY28 without further location granularity.
Hypothesis: The lack of specific public transport routes and major amenities directly referenced for H12PY28 suggests that this location within The Gallops, Cavan, may be more car-dependent, implying that its appeal is likely higher for buyers prioritizing a quieter residential setting over immediate walkability to a wide array of services and direct public transport links to larger urban 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.