An Bonnan Bui Way, Blacklion, Ireland, Co. Cavan, Blacklion, Co. Cavan, F91 X6T8
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
Significantly Above Local Sales
At €250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 57% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€250,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 28 An Bonnan Bui Way, Blacklion, Co Cavan, Cavan | 2024-02-16 | 191m² | |
| 4 River View, Blacklion, Cavan, Cavan | 2025-11-26 | — |
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 Unknown Cost Implication: With a BER rating of SI_666 (effectively unknown or very low), potential buyers should budget approximately €10,000-€15,000 for upgrades to reach a B2 rating, potentially increasing the property's value by €18,000-€25,000.
Details
- Generous Size for Area: At 120.0m², this 4-bedroom semi-detached property is larger than the median 3-bedroom property within 100km, offering good space efficiency for a family.
- Value Optimization Gap: The unknown BER rating represents a clear opportunity for value optimization; investing in insulation and heating upgrades could yield a return on investment through increased property value and reduced energy costs, estimated at €3,000-€5,000 annually compared to properties with D-rated BERs.
- Hypothesis: Given the prevalence of 'BER Unknown' across all analyzed radii (100km, 50km, 20km, 10km, 5km), the market is likely undervaluing the impact of energy efficiency, presenting a significant opportunity for owners to significantly enhance property value through targeted BER improvements.
Amenities
Limited Local Transport: Information on specific bus routes, train stations, or Luas stops serving Blacklion, Co. Cavan directly is not provided in the raw data, suggesting potentially limited public transport connectivity.
Details
- Scarce Local Amenities: The provided data does not list specific schools, healthcare facilities, shopping centers, or lifestyle amenities within close proximity to An Bonnan Bui Way, Blacklion, Co. Cavan.
- Low Walkability Indicated: With no specific walking routes or pedestrian infrastructure detailed, and a lack of listed nearby parks or public spaces, walkability appears to be a potential weakness for this location.
- Hypothesis: The absence of specific transport and amenity data for Blacklion, Co. Cavan, combined with its 'Outside Dublin' classification, suggests this property may appeal to buyers prioritizing rural tranquility over urban convenience, and its valuation is less influenced by immediate local services and more by broader regional property trends.
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.