32 An Bonnán Buí Way, Blacklion, Ireland, Co. Cavan, Blacklion, Co. Cavan, F91 X3A8
3 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Significantly Above Local Sales
At €185,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 32% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€185,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 River View, Blacklion, Cavan, Cavan | 2025-11-26 | — | |
| 6 Riverview, Blacklion, County Cavan, Cavan | 2023-12-15 | — |
Transactions within a 5.0km radius and 36-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
Suboptimal BER Rating: The property has an 'Unknown' BER rating (SI_666), indicating potential for significant energy efficiency improvements that could increase its market value.
Details
- Potential for Value Uplift: Upgrading from an unknown BER to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a strong investment opportunity.
- Space Efficiency: With a size of 120m² for a 3-bedroom, 2-bathroom terrace, the property offers a reasonable size for its configuration, aligning with the 3-bedroom median in the 100km radius market.
- Hypothesis: The lack of specific BER data and the 'Unknown' rating points to a pattern in the local market where energy efficiency is not a primary driver of initial property listings, creating an opportunity for proactive buyers to invest in upgrades and gain a significant valuation premium.
Amenities
Limited Transport Connectivity: There are no specific bus routes, train stations, Luas, or DART stations mentioned as serving Blacklion directly within the provided data, suggesting potential reliance on private transport.
Details
- Basic Local Amenities: The area is likely to have essential local services as a settlement, but specific details on schools like 'Scoil Niamh' or healthcare facilities like 'St. Luke's Clinic' are not provided, indicating a need for further investigation.
- Walkability Concerns: With limited specific mention of parks or pedestrian infrastructure, walkability appears to be a secondary consideration, suggesting that commuting and access to broader amenities may require travel outside the immediate vicinity.
- Hypothesis: The absence of readily identifiable public transport and significant lifestyle amenities in Blacklion suggests it functions as a commuter village or a location for those prioritizing rural tranquility, thus its property values are more sensitive to regional transport infrastructure improvements than local service development.
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.