Carmel Cottage, Bree, Castleblayney, Co. Monaghan, A75 FC93
17 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 163m² · Bungalow
Market Position
At the Upper End of Local Sales
At €395,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
17 closed sales nearby · 15mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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 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
Financial Exposure · 19% 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
€395,000
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 · High
17
Transactions Analysed
Within 3.0km
15 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Ashview Court, Castleblaney, Co Monaghan, Monaghan | 2025-07-16 | 119m² | |
| 15 Park Rd, Castleblayney, Monaghan, Monaghan | 2025-03-21 | 102m² |
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 Rating Cost: Upgrading from a 'C' BER rating to a 'B2' could cost approximately €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000, representing a sound investment for enhanced marketability and energy efficiency.
Energy Cost Savings: With a 'C' BER rating, annual energy costs are estimated to be €1,500-€1,800, compared to €800-€1,200 for properties with an 'A2' rating of similar size, offering potential savings of €700-€1,000 annually.
Size Efficiency: The property offers a generous 163m² of living space with 4 bedrooms and 3 bathrooms, which is a desirable configuration for family living and appears to be well-appointed for its size.
Hypothesis: The 'C' BER rating, while not poor, represents a significant opportunity for value enhancement; an investment in targeted energy upgrades to achieve a 'B' or 'A' rating could not only yield an estimated €700-€1,000 annual saving on energy bills compared to current levels but also potentially increase the property's market value by €15,000-€20,000, making it more attractive in a market where energy efficiency is increasingly a key buyer consideration.
Amenities
Transport Connectivity: As the property is located outside Dublin, it lacks direct access to Luas, DART, or specific Dublin Bus routes, meaning transport relies on local or regional bus services which are not specified.
Limited Local Services: There is no specific data provided on schools, healthcare, or shopping facilities within a defined radius, making it difficult to assess the convenience of local amenities.
Walkability Data Absent: The raw data does not include information on pedestrian access, walking routes, or the proximity of parks and local shops, hindering an assessment of the immediate area's walkability.
Hypothesis: Given the property's location outside of a major urban centre like Dublin and the absence of specific local amenity data (transport routes, schools, shops), it is hypothesised that this property's appeal will heavily rely on the buyer's personal circumstances and tolerance for travel, as its value proposition is unlikely to be driven by easily accessible, high-frequency public transport or a dense offering of local services typically found in more connected areas.
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.