30 Keadue, Cavan, Cavan, Co. Cavan, H12 VX57
14 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 4 Bed · 1 Bath · 110m² · Detached
Market Position
Priced Within Local Sold Range
At €300,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 11mo 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±16%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Mews, Keadue, Cathedral Road, Cavan | 2025-05-16 | 265m² | |
| 2 Carrickfern, Cavan, Cavan, Cavan | 2026-01-07 | 149m² |
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 C2 Potential: The C2 BER rating suggests moderate energy efficiency. Investing €8,000-€12,000 to upgrade to a B2 rating could increase the property's value by €15,000-€20,000, while potentially reducing annual energy costs by €1,000-€1,400 compared to a D-rated property.
Details
- Spacious Living: With 110m² of living space and 4 bedrooms, this property offers a larger footprint than the median 3-bedroom properties (3.0 beds, 2.0 baths) sold within 100km over 180 days, providing ample room for families.
- Value Optimization: The 1.0 bathroom configuration might be a mismatch for a 4-bedroom property, potentially impacting resale value; adding a second bathroom could cost €5,000-€10,000 but yield a return of €10,000-€15,000 in increased market appeal.
- Hypothesis: Given the C2 BER, a targeted investment in improving insulation and heating systems could not only enhance the property's appeal in a market increasingly focused on energy efficiency but also allow it to command a premium closer to the 75th percentile sale price (€360,000 within 100km over 180 days) rather than the median.
Amenities
Limited Direct Transport: This property's location in Cavan, Co. Cavan, does not have direct Luas, DART, or Dublin Bus routes serving it; residents would likely rely on local bus services to reach regional transport hubs, impacting commuter convenience.
Details
- Local Services: While specific amenities like primary schools, shops, and healthcare facilities in the immediate vicinity of 30 Keadue are not detailed, Cavan town itself offers a range of services including St. Mogue's National School and Cavan General Hospital, accessible by local transport.
- Rural Connectivity Challenges: The absence of direct links to major public transport networks means that travel times to larger employment centres, such as Dublin, would be significantly longer than for properties closer to urban hubs, potentially affecting its appeal to certain buyer demographics.
- Hypothesis: The value proposition for this property is likely to be driven by its rural setting rather than connectivity to major urban centres; therefore, local amenities and the quality of the immediate natural environment will be key factors in attracting buyers, potentially favouring those seeking a quieter lifestyle over daily commuting.
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.