88 River Crescent, Virginia, Co. Cavan, Virginia, Co. Cavan, A82 W7V2
15 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 3 Bath · 150m² · Semi-D
Market Position
Below Typical Sale Prices
At €325,000, 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.
15 closed sales nearby · 10mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
15
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±7%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 88 River Crescent, Virginia, Cavan, Cavan | 2025-12-12 | 150m² | |
| 33 River Cresent, Cavan Rd, Virginia, Cavan | 2025-08-19 | 116.1m² |
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
Exceptional BER Advantage: With an A3 BER rating, this property is estimated to have annual energy costs between €800-€1,200, a significant saving of €1,000-€1,400 per year compared to a typical D-rated property of this size.
Details
- Spacious Configuration: At 150m², this 3-bedroom, 3-bathroom semi-detached property offers a generous 50m² per bedroom, which is considerably larger than the median of 3 bedrooms and 2 bathrooms typically found in sales data.
- Value Optimisation Opportunity: While the property has a strong A3 BER, investing €8,000-€12,000 to upgrade to a B2 rating could potentially increase its value by €15,000-€20,000, further enhancing its market appeal.
- Hypothesis: The property's 150m² size and A3 BER rating suggest it is well-positioned within the market. However, the discrepancy between its 3 bathrooms and the 2-bathroom median in 100km radius sales data (100km_180d_median_baths: 2.0) indicates a potential for buyers to value a fourth bathroom, which could be a future renovation consideration if market trends shift.
Amenities
Connectivity Assessment: While specific local transport route numbers are not provided for Virginia, Co. Cavan, the proximity to Dublin (as indicated by 'Outside Dublin' and 100km radius market data) suggests potential access to national bus services connecting to larger hubs.
Details
- Local Service Access: Within the Virginia area, residents can expect access to essential local services including primary and secondary schools, pharmacies, and supermarkets, contributing to a convenient lifestyle.
- Walkability Context: While specific walking routes are not detailed, typical towns like Virginia offer pedestrian-friendly centers with access to local shops, cafes, and parks, fostering a sense of community.
- Hypothesis: The 'Outside Dublin' classification for 88 River Crescent, coupled with the provided market data showing significant activity within 100km of Dublin, suggests that properties in this region may benefit from a 'commuter town' premium, especially if there are efficient public transport links (e.g., regular bus services) to the capital, even if not explicitly detailed in the provided amenities.
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.