Portanure, Newtowncashel, Newtowncashel, Co. Longford, N39 EP04
12 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 6 Bath · 297m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 21mo recency · Low 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 12 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 sits marginally below the median of comparable sales. 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 · Low
12
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Portanure, Newtowncashel, Co Longford, Longford | 2024-09-23 | 100m² | |
| Tipper School House, Tipper, Newtowncashel, Longford | 2024-09-23 | 139m² |
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 C2 Advantage: A C2 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of €1,500-€2,000, compared to €2,500-€3,000 for properties with E/F ratings.
Generous Size: At 297.0m², this detached property offers significant living space, which is ample compared to typical family homes in many areas.
Upgrade Opportunity: While a C2 is acceptable, upgrading to a B2 BER rating could cost an estimated €7,000-€10,000 and potentially increase property value by €10,000-€15,000, offering a clear return on investment.
Hypothesis: The high number of bathrooms (6) relative to bedrooms (4) suggests a focus on en-suite facilities or guest bathrooms, which may appeal to a specific buyer demographic but could also represent an area for potential reconfiguration to optimize living space or add value in a more traditional layout.
Amenities
Limited Public Transport: Specific bus routes or train stations serving Portanure, Newtowncashel are not immediately apparent in the provided data, suggesting reliance on private transport for connectivity.
Local Services: The area's amenities for schooling, healthcare, and retail would need to be assessed further, but the provided data does not list specific facilities like schools (e.g., Scoil Naomh Treasa) or supermarkets (e.g., SuperValu Longford Town).
Rural Setting: The location outside Dublin and the presence of only 4 properties within a 1km radius indicate a more rural or semi-rural setting with potentially lower walkability and fewer immediate local services.
Hypothesis: The property's location in Newtowncashel, Co. Longford, likely means that while offering a tranquil lifestyle, its value proposition is heavily dependent on the quality and accessibility of amenities within a 10km radius to Longford town, rather than hyperlocal options, implying a need for consistent car ownership for daily needs.
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.