Grousehall, Loughduff, Co. Cavan, Loughduff, Co. Cavan, H12 RD40
14 homes sold nearby. See what they went for — and what to bid on this one.
€75,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €75,000, 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.
14 closed sales nearby · 21mo 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 €75,000, 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 €3,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €75,000, 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.
These signals interact — full analysis in report.
€3,750
That's what overbidding by just 5% on a €75,000 home costs you — before interest.
A €19 check before a €75,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 median of comparable sales, 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
14
Transactions Analysed
Within 5.0km
21 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballytrust, Loughduff, Cavan, Cavan | 2023-10-25 | — | |
| Killycasson, Loughduff, Cavan, Cavan | 2024-11-25 | 122m² |
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
Significant BER Upgrade Required: The G BER rating necessitates substantial investment; upgrading to a B2 rating could cost an estimated €18,000-€25,000 but is projected to increase property value by €25,000-€35,000, representing a sound investment.
Energy Cost Discrepancy: This property's estimated annual energy costs are likely €2,500-€3,000+, compared to €900-€1,300 for a comparable B-rated property, translating to an annual saving potential of €1,600-€1,700.
Optimizing Value through Renovation: The current asking price of €75,000 for a 120m², 3-bed, 1-bath detached property, coupled with its G BER rating, presents an opportunity for value optimization through comprehensive energy efficiency upgrades and modernization.
Hypothesis: Investing in a full deep retrofit, including insulation, window replacement, and a modern heating system, for this property could position it to command a price point closer to the €200,000-€250,000 range seen in the 10km radius, provided the local market demonstrates demand for such upgraded properties.
Amenities
Limited Public Transport: The rural location of Grousehall, Loughduff, means limited direct public transport; there are no specific bus routes, train stations, or Luas/DART stops serving this immediate area, requiring reliance on private transport.
Basic Local Services: Primary amenities like shops, healthcare, and educational facilities are not within immediate walking distance; residents would typically need to travel to nearby towns such as Granard or Edgeworthstown for essential services like supermarkets, pharmacies, and schools.
Rural Lifestyle Focus: The property's location suggests a focus on a rural lifestyle with access to open countryside rather than urban conveniences; however, specific parks, restaurants, or gyms are not detailed in the provided data for this immediate vicinity.
Hypothesis: The absence of readily accessible public transport and major amenities in Loughduff indicates that the property's value proposition is heavily reliant on its rural setting and potential for a quiet lifestyle, with any future value uplift being contingent on broader rural development or infrastructure improvements in Co. Cavan.
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.