Aghawee, Crosserlough, Kilnaleck, Co. Cavan, A82 TD72
14 homes sold nearby. See what they went for — and what to bid on this one.
€130,000 · 2 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €130,000, 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.
14 closed sales nearby · 30mo 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 €130,000, 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 €6,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €130,000, 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.
€6,500
That's what overbidding by just 5% on a €130,000 home costs you — before interest.
A €19 check before a €130,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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 · High
14
Transactions Analysed
Within 5.0km
30 months
Data Freshness
Most recent sale age
±20%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Drumbrath, Kilnaleck, Cavan, Cavan | 2023-11-10 | 67m² | |
| Corglass, Kilnaleck, County Cavan, Cavan | 2023-09-20 | 80m² |
Transactions within a 5.0km radius and 36-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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Energy Cost Variance: A D2 BER rating implies annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 estimated for a B-rated property of similar size.
Space Efficiency Analysis: With 120.0m² and 2 bedrooms, the property offers 60.0m² per bedroom, which is a moderate configuration for a rural detached home, potentially appealing to couples or small families.
Hypothesis: The substantial financial benefit and value increase from upgrading the BER rating from D2 to a B2 suggests that the current owner has not optimized the property's long-term investment potential, creating a clear opportunity for a new buyer to enhance both living comfort and resale value.
Amenities
Limited Public Transport: The area is outside Dublin and lacks specific mentions of direct bus routes, train stations, Luas, or DART stops, suggesting reliance on private transport for connectivity.
Local Services Accessibility: While specific amenities are not detailed, its location in Kilnaleck suggests access to local shops, primary schools like St. Mary's National School, and basic healthcare facilities typically found in such towns.
Rural Lifestyle Appeal: The setting in Crosserlough, Co. Cavan, implies proximity to natural landscapes and potential for outdoor activities, appealing to those seeking a quieter, rural lifestyle away from urban centres.
Hypothesis: The lack of detailed public transport and urban amenities suggests that the property's value proposition is primarily tied to its rural setting and potential for lower living costs, rather than commuter convenience or access to a wide range of services, making it attractive to a niche buyer.
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.