44 River Crescent, Virginia, Virginia, Co. Cavan, A82 D7T2
9 homes sold nearby. See what they went for — and what to bid on this one.
€449,950 · 5 Bed · 5 Bath · 239m² · Detached
Market Position
Below Typical Sale Prices
At €449,950, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
9 closed sales nearby · 18mo 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 €449,950, 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 €22,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €449,950, 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.
€22,498
That's what overbidding by just 5% on a €449,950 home costs you — before interest.
A €19 check before a €449,950 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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
9
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±8%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 58 River Crescent, Virginia, Cavan, Cavan | 2024-08-26 | 247m² | |
| 19 Headfort Park, Ballyjamesduff Rd, Virginia, Cavan | 2024-09-18 | 174.2m² |
Transactions within a 3.0km radius and 24-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 Savings: With a B BER rating, this property will likely incur annual energy costs of €1,000-€1,400, compared to €1,800-€2,400 for a comparable D-rated property, saving €800-€1,000 annually.
Generous Space: At 239.0m², this detached home offers ample living space, exceeding the typical needs of most families and potentially allowing for future expansion or reconfiguring.
Value Optimization Opportunity: Upgrading the BER rating from B to A would likely cost €5,000-€8,000 and could increase property value by €10,000-€15,000, presenting a clear return on investment.
Hypothesis: Given its B BER rating, focusing on minor insulation upgrades and high-efficiency appliance installations could push this property into the A-rated category, significantly enhancing its long-term resale value and reducing its appeal gap to new builds.
Amenities
Transport Connectivity: While no specific bus routes, train stations, Luas or DART stops are listed for this precise address, its 'Outside Dublin' designation suggests reliance on regional bus services and private transport.
Local Educational Access: The area of Virginia, Co. Cavan typically offers primary schools such as Virginia National School and secondary options like St. Aidan's Comprehensive School, providing local educational facilities.
Healthcare Proximity: Residents of Virginia can access healthcare services via the Virginia Primary Care Centre and are within reasonable driving distance to larger hospitals like Cavan General Hospital.
Hypothesis: The 'Outside Dublin' designation combined with the property's location in Co. Cavan points to a market where private vehicle ownership is a near necessity, meaning that properties with good parking and driveway space will likely command a premium over those without.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.