29 Ashgrove, Ballyjamesduff, Co. Cavan, Ballyjamesduff, Co. Cavan, A82 E244
10 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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
From €19 for your strategy on a €245,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months.
Asking price sits marginally below the median transaction level.
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.
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
13 months
Data Freshness
Most recent sale age
±15%
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 |
|---|---|---|---|
| 15 Ashford Downs, Ballyjamesduff, Cavan, Cavan | 2025-07-23 | — | |
| 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
BER Energy Efficiency: With a C2 BER rating, this property falls within the average range, but improvements to achieve a B2 rating could cost an estimated €8,000-€12,000, potentially increasing its market value by €15,000-€20,000.
Details
- Size and Configuration: The property offers 120.0m² of living space with 3 bedrooms and 1 bathroom, which is a standard configuration for its size, but the single bathroom may be a limiting factor for larger families compared to the 2-bathroom median within 100km.
- Value Optimization Opportunity: By upgrading the BER rating from C2 to a B2, the property could achieve an estimated €1,000-€1,400 annual energy saving compared to properties with a D rating, presenting a tangible return on investment for the homeowner.
- Hypothesis: The current C2 BER rating, while average, represents a significant opportunity for value enhancement; investing in energy efficiency upgrades could not only reduce running costs but also position the property more competitively against newer builds or those with higher BER ratings, especially considering that 100% of nearby properties have an unknown BER, creating a data gap that can be exploited.
Amenities
Transport Connectivity: While no specific bus routes, train stations, or Luas stops are listed for Ballyjamesduff, its location 'Outside Dublin' implies reliance on regional transport, with bus services likely connecting to larger towns like Cavan town.
Details
- Local Services Access: Ballyjamesduff offers essential amenities including pharmacies and local retail options; however, specific names like SuperValu or local schools are not provided in the data, making detailed assessment difficult.
- Healthcare Proximity: While specific hospitals or clinics are not detailed, Ballyjamesduff is a town, suggesting some level of local healthcare access, likely a local GP service and pharmacy, with larger facilities potentially in Cavan town.
- Hypothesis: The lack of detailed public transport links and specific amenity names within the provided data for Ballyjamesduff suggests that private transport is likely essential for residents, impacting its appeal for non-drivers and potentially limiting its value growth compared to areas with stronger public transport infrastructure and a wider array of documented local services.
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.