Knocknaveagh, Virginia, Co. Cavan, 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
Critical Energy Efficiency Upgrade: With an F BER rating, upgrading this 90m² bungalow to a B2 rating would likely cost €12,000-€20,000, but could increase the property's value by €20,000-€30,000, making it a sound investment for buyers.
Details
- High Running Costs: Annual energy costs for an F-rated property of this size are estimated at €2,500-€3,500, significantly higher than the €1,000-€1,800 typically found in B-rated properties, representing potential annual savings of €700-€2,500 after an upgrade.
- Compact Living Space: At 90m² with 2 bedrooms, this bungalow is smaller than the median 3-4 bedroom properties sold in the 10km radius, which may appeal to downsizers but could limit broader family market appeal.
- Hypothesis: Given the strong market demand for efficient homes and the property's current F BER, a pre-sale energy upgrade could significantly de-risk the property for buyers and potentially command a higher asking price, offsetting the upgrade cost and appealing to a wider, eco-conscious market segment.
Amenities
Commuter Connectivity: Virginia is well-served by Bus Éireann route 109X, providing direct links to Dublin city centre and Cavan town, making it suitable for commuters, though public transport options are limited to bus services without direct train access.
Details
- Comprehensive Local Services: The town of Virginia offers essential services including SuperValu for groceries, the Ramor Theatre for cultural events, and the tranquil Lough Ramor for recreational activities, all easily accessible from Knocknaveagh.
- Family & Healthcare Proximity: Families benefit from close proximity to educational facilities like St. Joseph's National School and Virginia College, with healthcare needs met by Virginia Primary Care Centre and local pharmacies, while Cavan General Hospital is available for more extensive medical care.
- Hypothesis: The property's location in Knocknaveagh leverages Virginia's growing array of amenities and improved road networks, positioning it as an increasingly attractive option for those seeking a balanced lifestyle with good connectivity to larger urban centres without the associated urban costs.
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.