Blackbull, Carrickaboy, Co Cavan, Carrickaboy, Co. Cavan, H12 XP90
18 homes sold nearby. See what they went for — and what to bid on this one.
€90,000 · 4 Bed · 2 Bath · 122m² · Detached
Market Position
Below Typical Sale Prices
At €90,000, 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.
18 closed sales nearby · 17mo 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 €90,000, 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 €4,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €90,000, 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.
€4,500
That's what overbidding by just 5% on a €90,000 home costs you — before interest.
A €19 check before a €90,000 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 below the median of comparable sales, suggesting favourable entry conditions. 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
17 months
Data Freshness
Most recent sale age
±16%
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 |
|---|---|---|---|
| Blackbull, Carrickaboy, Cavan, Cavan | 2025-10-23 | 122m² | |
| Flat 1, Crosskeys Inn, Crosskeys, Cavan | 2025-07-22 | — |
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
Energy Efficiency Investment: As the BER rating is unknown (SI_666), assuming it's a lower rating (e.g., D-rated), an upgrade to a B2 could cost approximately €8,000-€12,000, yet significantly increase the property's market value by €15,000-€20,000.
Generous Family Space: At 122m² with 4 bedrooms and 2 bathrooms, this detached property offers more living space and bedrooms than the median 3-bed properties typically found within a 10km radius.
Renovation Upside: With its significantly underpriced asking value, a buyer has substantial budget flexibility to invest in modernizing and enhancing the property's features, potentially yielding a strong return on investment given current local market trends.
Hypothesis: The property's unknown BER, coupled with its rural location, suggests it may present an opportunity for eco-conscious buyers to invest in substantial energy retrofits, capitalizing on potential government grants and increasing both comfort and market appeal far beyond the initial asking price.
Amenities
Rural Connectivity: While not served by urban rail or Luas, the property is likely accessible via local bus services like Bus Éireann Route 111 (Cavan-Dublin) from nearby Cavan Town, approximately 10km away, and Local Link Cavan routes providing essential regional connections.
Community Essentials: Carrickaboy village offers basic amenities such as St. Matthew's National School and a local shop/post office within a 2km radius, while more comprehensive shopping, healthcare, and secondary education (e.g., Cavan General Hospital, Dunnes Stores Cavan, Breifne College) are available in Cavan Town, approximately 10km away.
Family-Oriented Living: The area benefits from proximity to local GAA facilities (Carrickaboy GAA) and natural amenities like nearby forests and walking trails, offering a peaceful rural lifestyle suitable for families and outdoor enthusiasts.
Hypothesis: The property's serene rural setting, despite lacking immediate high-density urban amenities, will increasingly appeal to buyers seeking greater space and a slower pace of life post-pandemic, especially those with flexible work arrangements, driving demand for well-priced detached homes outside traditional urban hubs.
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.