Gleann Droimnin, Ballybay Road, Carrickmacross, Co. Monaghan
10 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 3 Bath · 113m² · Terrace
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 10 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
10 closed sales nearby · 10mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €13,198 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€13,198
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
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.
No asking price is listed. The chart shows the verified closed sales distribution for 10 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
10 months
Data Freshness
Most recent sale age
±18%
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 |
|---|---|---|---|
| 63 Cloughvalley, Carrickmacross, Monaghan, Monaghan | 2025-09-19 | 90m² | |
| 19 Sean Carraig, Carrickmacross, Monaghan, Monaghan | 2025-07-24 | 114m² |
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
Exceptional Energy Efficiency: With an A2 BER rating, this property offers substantial annual energy savings, estimated at €1,000-€1,400 compared to the €1,800-€2,200 annual costs for typical D-rated properties of similar size.
Generous Living Space: At 113m², this 3-bedroom terrace is classified as 'Large', providing spacious accommodation that is ample for families and offers more room than many standard 3-bedroom homes.
Superior Bathroom Configuration: The property's 3 bathrooms for 3 bedrooms provides a highly desirable modern convenience, exceeding the median of 2 bathrooms typically found in properties within a 5km radius over the past 30 days.
Hypothesis: The combination of an A2 BER, generous floor area, and a high bathroom-to-bedroom ratio significantly enhances the property's long-term market appeal and resale value, positioning it as a premium offering in an area where these quality metrics are not consistently met by other available properties.
Amenities
Excellent Road Connectivity: Located on Ballybay Road, the property offers convenient access to the N2 national primary road, facilitating efficient travel to larger towns like Monaghan and Dublin, while Bus Éireann routes such as the 162 and 166 serve Carrickmacross for regional public transport.
Robust Educational Access: Families benefit from proximity to well-regarded educational institutions, including St. Louis Secondary School and Patrician High School, typically situated within a 2km radius of the property, alongside primary schools like Scoil Rois.
Comprehensive Local Services: Essential services are readily accessible, with SuperValu Carrickmacross and Aldi providing diverse shopping options, St. Anne's Medical Centre offering healthcare, and McCabe's Pharmacy for pharmaceutical needs, all generally within a 1-2km walking or short driving distance.
Hypothesis: The property's location provides a balanced lifestyle, combining direct road access for commuters with a strong local amenity base of schools and shops, ensuring its appeal to families and residents seeking convenience, potentially offsetting the slightly slower immediate local market conditions.
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.