9 Bothar Glas, Ballyconnell, Co. Cavan, H14 P466
7 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 3 Bed · 3 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €185,000, 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.
7 closed sales nearby · 6mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 €185,000 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.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
6 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 |
|---|---|---|---|
| 15 Bothar Glass, Ballyconnell, Cavan, Cavan | 2025-11-04 | 97.9m² | |
| 40 Bothar Glass, Ballyconnell, Cavan, Cavan | 2025-09-24 | 110m² |
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 C2 Value: A C2 BER rating suggests moderate energy efficiency. While specific upgrade cost data is not available for this exact location, a typical improvement from C2 to B2 for a property of this size (120m²) could cost €7,000-€10,000 and potentially increase its market value by €10,000-€15,000.
Details
- Standard Size for Area: The 120m² size is comparable to the median bed count of 3 in the broader market metrics, suggesting it is a standard offering for properties in this region, with no immediate indication of being oversized or undersized relative to typical sales.
- Value Optimization Potential: While not a high BER, a C2 rating provides a foundation for value optimization; investing in minor insulation or heating upgrades could further enhance its appeal and potentially lead to marginal value increases or faster sale times.
- Hypothesis: Given the C2 BER rating and the prevalence of properties with unknown BER ratings in the wider 100km data, there is a market opportunity for sellers to differentiate by achieving a B2 or higher BER, potentially commanding a 5-7% premium over comparable C-rated properties in this specific locale.
Amenities
Limited Local Transport: Ballyconnell itself does not appear to be served by major national bus routes like Bus Éireann, nor are there any DART, Luas, or train stations within a 10km radius, suggesting reliance on private transport or local services for connectivity.
Details
- Local Service Access: While specific amenities for Ballyconnell are not detailed in the provided data, the general area within a 20km radius shows a median of 2 bathrooms, aligning with the 3 bathrooms of this property, indicating it meets local expectations for household facilities.
- Rural Lifestyle Focus: The property's location outside Dublin suggests a focus on rural living, with potential for local community amenities that may not be captured by large-scale metrics, but direct access to urban centers is limited without significant travel.
- Hypothesis: The lack of direct public transport links and proximity to major amenities in Ballyconnell implies that the value of this property is primarily driven by local factors such as community feel, natural surroundings, and property size, rather than commuter convenience or extensive service access.
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.