Ardlougher, Co. Cavan
18 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · 150m² · Detached
Market Position
Priced Above Local Sales
At €245,000, 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.
18 closed sales nearby · 19mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
18
Transactions Analysed
Within 5.0km
19 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Ardlougher, Ballyconnell, Cavan, Cavan | 2026-01-30 | 203m² | |
| Cornacrum, Ardlougher, Ballyconnell, Cavan | 2026-01-20 | 131m² |
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
Exceptional Energy Efficiency: The A3 BER rating is a significant asset, positioning the property at the top tier for energy performance, likely resulting in annual energy costs of €800-€1,200, compared to €1,800-€2,200 for a D-rated property of similar size.
Spacious Family Living: With 150m² of living space and 3 bedrooms, this property offers good space efficiency for a family, aligning well with typical family needs in its size bracket.
Value Optimization Opportunity: The €300,635.31 estimated value, while higher than the asking price, suggests that achieving this valuation may require addressing any potential condition gaps or cosmetic upgrades not reflected in the BER rating.
Hypothesis: The A3 BER rating suggests a modern, well-insulated property, implying that the €300,635.31 estimated value may be factoring in not just energy efficiency but also other quality build factors that could justify a higher market price than currently asked.
Amenities
Limited Public Transport Access: Based on the Ardlougher, Co. Cavan location, public transport is likely limited; specific bus routes, train stations (e.g., Cavan or Longford are significant distances away), Luas, or DART stations are not directly serving this rural area.
Local Service Reliance: While specific amenities aren't detailed, rural Co. Cavan locations typically require reliance on local shops and services in nearby towns like Ballyjamesduff or Cavan town for broader retail and healthcare.
Rural Lifestyle Appeal: Properties in Ardlougher typically appeal to those seeking a rural lifestyle, with access to local walking routes and natural landscapes, rather than extensive urban amenities or immediate public transport links.
Hypothesis: The lack of specific public transport mentions for Ardlougher, Co. Cavan, suggests that the €245,000 asking price is heavily discounted due to its rural isolation, creating a significant value proposition for buyers prioritizing space and tranquility over urban connectivity.
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.