38 Highfield, Lisnalea, Bailieborough, Co. Cavan, A82 AW88
7 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 4 Bed · 3 Bath · 119m² · Semi-D
Market Position
Priced Within Local Sold Range
At €269,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 8mo recency · Moderate 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 €269,000, 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 €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €269,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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 · Moderate
7
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 51 Highfield, Lisnalea, Bailieborough, Cavan | 2025-06-27 | 145.9m² | |
| 17 Lisgrey Gardens, Virginia Rd, Bailieborough, Cavan | 2025-08-27 | 121.8m² |
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
BER Efficiency: With a B3 BER rating, this property offers moderate energy efficiency, potentially resulting in annual energy costs of €1,400-€1,800, compared to €2,200-€2,800 for comparable D-rated homes in the area.
Details
- Space Allocation: The 119.0m² size and 4-bedroom configuration of this semi-detached property are well-matched to the median of 4 bedrooms seen in recent sales within a 10km radius, suggesting good market suitability.
- Value Enhancement Opportunity: Upgrading the B3 BER rating to an A-rating could cost approximately €6,000-€10,000 and potentially increase the property's value by €12,000-€18,000, offering a sound investment for future energy cost savings.
- Hypothesis: While this property has a B3 BER, the median BER rating for properties within a 20km radius over the last 180 days is unknown (100.0% BER unknown), indicating a significant opportunity for sellers who invest in energy upgrades to differentiate their properties and command a premium, especially as awareness of energy costs grows.
Amenities
Connectivity Limitations: As a property outside Dublin, direct access to major public transport hubs like Luas stops or DART stations is absent; residents would likely rely on bus services such as Local Link Cavan or Bus Éireann routes serving Bailieborough, requiring longer travel times to larger urban centres.
Details
- Local Services: Bailieborough offers essential amenities including primary schools like St. Anne's National School and secondary schools, with local shopping facilitated by SuperValu and a range of pharmacies, providing core daily needs within the town.
- Walkability to Town Centre: The property is located in Lisnalea, which is a short drive or a reasonable walk (approximately 1.5-2km) to Bailieborough town centre, offering access to a cinema, library, and local restaurants like The Lakeview Restaurant.
- Hypothesis: The lack of immediate proximity to major public transport infrastructure and the reliance on bus services to reach larger towns or cities means that the property's value is primarily driven by local community amenities and its suitability as a family home, rather than its appeal as a commuter property to Dublin.
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.