Carson, Dartrey, Cootehill, Co. Monaghan, H16 NT38
5 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €195,000, 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.
5 closed sales nearby · 17mo recency · Low 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 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 · Low
5
Transactions Analysed
Within 5.0km
17 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Corbeagh, Cootehill, Cavan, Cavan | 2024-12-13 | 149m² | |
| Belview Drive, Station Road, Cootehill, Cavan | 2023-06-19 | — |
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 Improvement Opportunity: Upgrading the D1 BER rating to a C2 could cost approximately €6,000 to €9,000 and is estimated to increase the property's value by €10,000 to €15,000.
Details
- Standard Size for Area: At 120m², the property's size is consistent with the median size of properties in the 10km radius, which appears to average around 120m² based on similar listings.
- Cost of Modernisation: Given the D1 BER, an investment of €8,000-€12,000 in insulation and heating upgrades could elevate the BER to B2, potentially unlocking €15,000-€20,000 in added value and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
- Hypothesis: The D1 BER rating, while indicating a need for upgrades, presents a clear opportunity for value creation. Properties with a similar D1 rating within a 20km radius have sold with a price difference of approximately €21,000 compared to properties with higher BER ratings, highlighting the financial benefit of improving energy efficiency.
Amenities
Limited Direct Public Transport: The immediate area is not served by specific named bus routes or train stations within a 5km radius according to the provided data, suggesting reliance on private transport.
Details
- Local Services Gap: Within a 5km radius, the data shows only 13 properties listed in the last 180 days, and no specific schools, shops, or healthcare facilities are detailed in the provided amenity analysis, indicating a need for travel to access these.
- Commuting Uncertainty: Given the lack of specific transport links mentioned, a typical commute to a larger town or city would likely involve driving to the nearest hub, such as Cavan town (approx. 20km) or potentially a longer journey to Dublin.
- Hypothesis: The lack of specific public transport routes and named local amenities within a 5km radius suggests that the property's appeal is primarily to buyers seeking a rural lifestyle or those with existing transport solutions, rather than commuters or families prioritizing immediate access to services.
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.