Cavanageeragh, Carrickmacross, Carrickmacross, Co. Monaghan, A81 T046
10 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 3 Bath · 241m² · Detached
Market Position
Priced Within Local Sold Range
At €475,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 1.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 8mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the size-adjusted median. 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
8 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 26 Ros Cluain, The Lurgans, Carrickmacross, Monaghan | 2025-07-29 | — | |
| 1 Ros Cluain, Lurgans, Carrikcmacross, Monaghan | 2025-07-23 | 182m² |
Transactions within a 3.0km radius and 18-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 Efficiency: With a B3 BER rating, this property offers good energy efficiency, aligning with current market expectations and likely resulting in lower annual energy costs compared to older properties in the region.
Details
- Size Advantage: At 241m², the property offers substantial living space, exceeding the median size typically found in the local market, providing ample room for families and potential for future adaptations.
- Potential Value Optimization: While B3 is a good rating, upgrading to a B1 or A-rated BER could further enhance value. An investment of €10,000-€15,000 in insulation and HVAC upgrades could potentially increase property value by €20,000-€30,000 and reduce annual energy costs by an estimated €300-€500 compared to its current rating.
- Hypothesis: The B3 BER rating positions this property well, but the data suggests a potential gap between its current quality and the peak market demand for maximum energy efficiency. Future value appreciation might be significantly boosted by achieving an A-rated BER, attracting environmentally conscious buyers and potentially yielding a higher return on investment than simple aesthetic upgrades.
Amenities
Connectivity Access: While no specific bus routes or train stations are listed for this immediate rural address, the town of Carrickmacross itself is served by Bus Éireann routes, providing regional connectivity.
Details
- Local Services: Carrickmacross town offers essential amenities including Tesco and SuperValu supermarkets, St. Louis High School and St. Louis Mixed National School, and Carrickmacross General Hospital, catering to daily needs.
- Green Spaces & Recreation: The area benefits from proximity to natural landscapes, with Dun Aengus Park within Carrickmacross offering recreational space, and the wider Monaghan landscape providing opportunities for outdoor pursuits.
- Hypothesis: The property's rural location in Cavanageeragh, despite its proximity to Carrickmacross town amenities, may face challenges in walkability and direct public transport access. Future property value growth could be significantly influenced by planned improvements in local public transport infrastructure or the development of enhanced pedestrian and cycling networks connecting the property to the amenities of Carrickmacross.
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.