28 Carraig Beag, Cootehill Road, Drumalee, Co. Cavan, H12 KD37
23 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 3 Bath · 93m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 23 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
23 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €14,405 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€14,405
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
No asking price is listed. The chart shows the verified closed sales distribution for 23 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 19.8% 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
23
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 Fern Drive, Rocklands, Drumalee, Cavan | 2025-05-29 | 102m² | |
| 4 Waterfern Ave, Rocklands, Cavan, Cavan | 2025-03-27 | 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
Superior Energy Efficiency: The A3 BER rating offers significant energy savings; annual costs are estimated at €800-€1,200, a saving of approximately €1,000-€1,400 annually compared to a D-rated property of similar size.
Details
- Optimised Space for Size: With 93.0m² and 2 bedrooms, the property offers an average of 46.5m² per bedroom, which is a good configuration for its size, providing comfortable living space.
- Value Enhancement Opportunity: While the A3 BER is excellent, targeted insulation upgrades from an A3 could potentially yield an additional 5-10% improvement in energy efficiency, further enhancing long-term value and savings beyond current estimations.
- Hypothesis: The A3 BER rating, combined with 3 bathrooms for 2 bedrooms, indicates a premium build with enhanced functionality, suggesting that properties with similar specifications in the local market are likely to command a higher resale value and attract a wider pool of buyers seeking comfort and efficiency.
Amenities
Limited Direct Public Transport: There are no specific bus routes, train stations, Luas, or DART stations mentioned as directly serving Drumalee, Co. Cavan, H12KD37, suggesting reliance on private transport.
Details
- Localised Retail and Services: The immediate area likely offers essential local shops and pharmacies within Drumalee, but detailed specifics on retail centers or supermarkets within a short radius are not provided.
- Potential for Commuter Reliance: Given the 'Outside Dublin' classification and lack of direct public transport links, residents may face longer commutes to urban centers, impacting daily convenience for those relying on public transit.
- Hypothesis: The absence of specific public transport route numbers and station names within the provided data for Drumalee suggests that this property's appeal will be strongest to those prioritizing rural living or who have reliable private transportation, with potential for value to increase if future infrastructure development plans are announced for the 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 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.