Broc Cottage, Rahardrum, Virginia, Co.Cavan, A82 R867
10 homes sold nearby. See what they went for — and what to bid on this one.
€179,500 · 2 Bed · 1 Bath · 50m² · Bungalow
Market Position
Below Typical Sale Prices
At €179,500, 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.
10 closed sales nearby · 13mo 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 €179,500, 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 €8,975 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €179,500, 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.
€8,975
That's what overbidding by just 5% on a €179,500 home costs you — before interest.
A €19 check before a €179,500 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €179,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 is positioned below the size-adjusted median, 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
10
Transactions Analysed
Within 3.0km
13 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 71 The Drumlins, Virginia, Cavan, Cavan | 2024-11-29 | 105m² | |
| 1 Green Close, Main St, Virginia, Cavan | 2025-04-16 | 188.6m² |
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 Improvement Opportunity: Upgrading the C3 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, offering a clear return on investment.
Details
- Space Efficiency: At 50m², this 3-bedroom bungalow is compact, with a density of 16m² per bedroom, which is efficient for its size but may be considered small for a family requiring ample living space.
- Value Optimization: The current asking price of €179,500 for a 50m² bungalow with 3 bedrooms and 2 bathrooms, which is 31% below the local median sale price for similar properties, presents an opportunity for value enhancement through strategic renovation and BER improvements.
- Hypothesis: Given the property's small size and C3 BER rating, focusing on a comprehensive energy efficiency upgrade, rather than cosmetic enhancements, is likely to yield the highest return on investment and significantly improve its market appeal and future saleability within this regional market.
Amenities
Regional Connectivity: While not detailed for this specific rural address, the 100km radius market shows strong activity, implying that properties in Co. Cavan are connected to broader regional transport networks.
Details
- Local Service Access: Broc Cottage is located in Rahardrum, Virginia, Co. Cavan, which offers access to local schools like Virginia College and local healthcare facilities within the town of Virginia, approximately 6km away.
- Walkability and Local Amenities: The immediate area around Rahardrum is rural, suggesting limited walkability to shops or extensive public transport. Residents would likely rely on private transport for access to amenities in Virginia town.
- Hypothesis: The limited direct public transport and walkability for this specific rural address suggest that its value is primarily driven by its tranquil setting and potential for those seeking a quieter lifestyle, rather than by immediate access to urban amenities or direct commuter 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 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.