9 Station Lane, Swellan Lower, Cavan, H12 HP26
13 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 4 Bed · 3 Bath · 99m² · Terrace
Market Position
Priced Above Local Sales
At €230,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
13 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 €230,000, 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 €11,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €230,000, 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.
€11,500
That's what overbidding by just 5% on a €230,000 home costs you — before interest.
A €19 check before a €230,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 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 above 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
13
Transactions Analysed
Within 3.0km
18 months
Data Freshness
Most recent sale age
±15%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Swellan Lower, Cavan, Cavan | 2024-11-06 | 98.9m² | |
| 45 Glenlara, Cavan, Cavan | 2025-03-31 | 105.9m² |
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 Efficiency: With a B BER rating, this property is energy efficient, likely resulting in annual energy costs of €1,100-€1,500, compared to an estimated €1,900-€2,400 for a similar D-rated property.
Space Allocation: The property offers 99m² with 4 bedrooms and 3 bathrooms, providing a good balance of living space and private facilities for its size, potentially appealing to larger families.
Value Optimization Opportunity: Minor upgrades from a B rating to an A rating could potentially cost €5,000-€8,000 and might increase the property's value by €10,000-€15,000, enhancing its long-term investment appeal.
Hypothesis: Given the BER B rating and 4 bedrooms, there's an opportunity to leverage the property's existing strengths by highlighting potential for smart home technology integration, which could further enhance its appeal and command a price premium by appealing to modern buyers focused on technology and efficiency, potentially adding 2-3% to its value.
Amenities
Transport Connectivity: While specific routes aren't listed, properties in Cavan town typically benefit from Bus Éireann services connecting to Dublin, and proximity to the N3 provides road access.
Local Facilities: The area around Station Lane in Swellan Lower likely offers access to local schools, such as St. Patrick's National School, and essential services within Cavan town centre.
Walkability Score: Station Lane's position suggests reasonable walkability to local shops and community facilities within Swellan and the immediate environs of Cavan town.
Hypothesis: The lack of specific public transport route numbers (e.g., Bus Éireann Route 30) and nearby station names (e.g., Cavan train station) in the provided data for this 'Outside Dublin' property implies a reliance on private transport, which could be a limiting factor for certain buyer demographics and may depress its value relative to areas with superior public transport links.
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.