32 Drumalee Manor, Drumalee, Co. Cavan, H12 P7F6
36 homes sold nearby. See what they went for — and what to bid on this one.
€365,000 · 3 Bed · 3 Bath · 1142m² · Semi-D
Market Position
At the Upper End of Local Sales
At €365,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
36 closed sales nearby · 9mo 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 €365,000, 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 €18,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €365,000, 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.
€18,250
That's what overbidding by just 5% on a €365,000 home costs you — before interest.
A €19 check before a €365,000 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 36 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €365,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
36 verified closed sales within 1.5km · 18 months.
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.
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 11.2% 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.
Financial Exposure · 37% 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
€365,000
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 · High
36
Transactions Analysed
Within 1.5km
9 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 · 36 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32a Drumalee Manor, Drumalee, Cavan, Cavan | 2025-06-24 | 86.9m² | |
| Rathdrum, Drumalee, Co Cavan, Cavan | 2026-01-22 | 135.8m² |
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
High BER Efficiency: The A2 BER rating indicates excellent energy efficiency, with estimated annual energy costs of €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size.
Details
- Spacious Accommodation: With 1,142.0 m² and 3 bedrooms, this property offers a generous living space that is larger than the median 3-bedroom properties within a 10km radius (median beds: 3).
- Value Optimization: Upgrading from an A2 BER to a higher rating typically offers marginal financial benefits but enhances market appeal; however, given its A2 rating, focus should be on maintaining its condition rather than major energy efficiency investments.
- Hypothesis: The property's high BER rating, combined with its substantial size, positions it as a premium offering within its immediate locale, potentially commanding a higher resale value in the long term, especially as energy efficiency becomes a more significant factor in buyer decision-making.
Amenities
Limited Public Transport: Information on specific bus routes, train stations, Luas or DART stops serving Drumalee Manor is not provided, suggesting potential reliance on private transport.
Details
- Local Services Access: While specific amenities are not detailed, Drumalee Manor's location in Co. Cavan implies proximity to local towns offering essential services like supermarkets (e.g., SuperValu in Cavan Town), primary and secondary schools, and local GP clinics.
- Walkability: Without specific details on pedestrian infrastructure, walkability is likely dependent on the immediate estate's design; proximity to local shops or schools would determine its practical walkability score.
- Hypothesis: The lack of readily available public transport data for Drumalee Manor suggests that its value proposition is primarily tied to its rural or semi-rural setting, appealing to buyers seeking tranquility over urban connectivity, and any future infrastructure development in nearby towns could significantly boost its accessibility and desirability.
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.