The Cottage, Main Street,, Smithborough,, Co. Monaghan, H18 FF96
1 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 2 Bath · 75m² · Detached
Market Position
Limited Transaction Data
At €185,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Financial Exposure · 75% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€185,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
1
Transactions Analysed
Within 3.0km
12 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Aughnacloy, Roslea Road, Co. Monaghan, Monaghan | 2025-04-11 | 58m² |
Transactions within a 3.0km radius and 24-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 Efficiency Gap: With a C1 BER rating, this property's annual energy costs are estimated to be around €1,400-€1,800, which is higher than the €800-€1,200 estimated for B-rated properties of similar size in the area.
Details
- Upgrade Investment Opportunity: While not a poor rating, upgrading from C1 to a B2 BER could involve costs of €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, offering a solid return on investment.
- Compact Living Space: The 75m² size of this 2-bedroom detached property is on the smaller side compared to the median of 3 bedrooms within a 100km radius (median beds 3.0), suggesting potential limitations for larger families seeking more spacious accommodation.
- Hypothesis: The C1 BER rating, while not the lowest, represents a tangible opportunity for value enhancement through targeted energy efficiency upgrades, which are becoming increasingly important for buyers and could significantly differentiate this property from others with lower ratings and higher running costs in the immediate vicinity.
Amenities
Transport Connectivity: Smithborough is served by Bus Éireann routes, with Route 477 connecting to Monaghan Town and Clones, providing essential regional links, though specific commuter routes to major cities are limited without further connections.
Details
- Local Education Access: Proximity to primary schools such as St. Louis' Infant School and secondary education at St. Louis' Secondary School, both within a reasonable distance, makes the area suitable for families with school-aged children.
- Healthcare and Retail Hub: The property is likely to be within driving distance of Monaghan General Hospital and local pharmacies in Monaghan Town, with essential shopping facilities likely available in Smithborough village itself or a short drive to larger towns.
- Hypothesis: While Smithborough offers basic local amenities and regional bus connectivity, its 'outside Dublin' location and reliance on driving for access to higher-level healthcare and specialized retail suggest that properties here will continue to be valued based on their intrinsic appeal and rural lifestyle rather than extensive urban-style convenience, impacting long-term appreciation relative to more connected areas.
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.