Knocknaveagh, Virginia, Co. Cavan, A82 D3C7
13 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 2 Bed · 2 Bath · 90m² · Bungalow
Market Position
Below Typical Sale Prices
At €295,000, 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.
13 closed sales nearby · 16mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €295,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 · High
13
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±17%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Beherna, Ryefield, Virginia, Cavan | 2024-06-20 | 85.9m² | |
| Stramatt, Virginia, Co.cavan, Cavan | 2024-09-26 | 114m² |
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 Upgrade Potential: With an F BER rating, upgrading this 90m² bungalow to a B2 rating could cost approximately €15,000-€25,000, but could significantly increase its market value by €25,000-€40,000 and reduce annual energy bills from an estimated €2,800-€3,500 to €1,000-€1,500.
Details
- Compact Configuration: This 90m² bungalow's 2-bedroom, 2-bathroom layout is notably smaller than the typical 4-bedroom, 3-bathroom properties found in the 10km radius, which impacts its per-square-meter valuation compared to larger family homes.
- Modernisation Imperative: The BER F rating strongly suggests an older property requiring significant modernisation beyond energy upgrades, potentially involving improvements to heating systems, insulation, and windows, which if undertaken, could substantially enhance its appeal and sale price.
- Hypothesis: As energy efficiency becomes a more critical factor for Irish buyers due to rising utility costs and new regulations, properties with poor BER ratings like this F-rated bungalow will likely face increasing resistance and discounts unless substantial upgrade investments are made, creating a clear investment opportunity for renovation-minded buyers.
Amenities
Strategic Road Access: Situated near the N3 national primary road, this location offers direct vehicular access to Dublin (approx. 75 minutes drive), complemented by Bus Éireann Route 109 providing regular services connecting Virginia to Cavan and Dublin city centre, though no direct train or Luas services are available.
Details
- Comprehensive Local Services: Virginia town centre (approximately 2-3km from Knocknaveagh, depending on the specific location) provides essential amenities including SuperValu Virginia for groceries, McCabe's Pharmacy, and key educational facilities like Virginia National School and Virginia College.
- Outdoor & Leisure Appeal: The property benefits from proximity to natural amenities such as Lough Ramor for watersports and fishing, and Virginia Forest Park offering walking trails, while Virginia Golf Club caters to recreational interests, enhancing the local quality of life.
- Hypothesis: The area's blend of natural beauty and strong local services, coupled with direct N3 access to Dublin, positions it as an increasingly attractive option for buyers seeking a more rural lifestyle with commuter potential, driving sustained demand for well-located properties in Co. Cavan as remote work remains prevalent.
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.