Tonyshandry, Emyvale, Co. Monaghan, H18 DH05
8 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 4 Bath · 260m² · Detached
Market Position
At the Upper End of Local Sales
At €445,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
8 closed sales nearby · 14mo recency · Moderate 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 above 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 · Moderate
8
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Derrygasson, Emyvale, Monaghan, Monaghan | 2025-11-11 | 239.6m² | |
| Derrygasson Upper, Emyvale, Monaghan, Monaghan | 2023-09-19 | 230m² |
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
B2 BER Energy Efficiency: The B2 BER rating suggests reasonable energy efficiency, likely resulting in annual energy costs of approximately €1,200-€1,600 for a property of this size, compared to potentially €2,000-€2,600 for a D-rated equivalent.
Generous Proportions: With 260m² of space and 4 bedrooms and 4 bathrooms, this detached property offers ample living area, aligning with larger family needs and potentially commanding a premium over smaller homes in the vicinity.
Value Enhancement Opportunity: Investing in a BER upgrade from B2 to a higher A-rating could cost an estimated €6,000-€9,000 and potentially increase property value by €10,000-€15,000, while further reducing ongoing energy expenditures.
Hypothesis: While the B2 BER rating is respectable, the limited number of sales within a 3km radius for similar broad property types at €135,000 median sale price suggests that buyers in this specific locale may prioritize factors beyond energy efficiency, such as plot size or unique features, when assessing value for larger detached homes.
Amenities
Limited Public Transport: The property's rural location in Tonyshandry, Emyvale, Co. Monaghan, means it is not served by specific Dublin Bus routes, train stations (like Dublin Connolly or Heuston), Luas stops, or DART stations; travel to these amenities would likely require significant driving time.
Local Services Sparse: Within a reasonable radius, immediate access to specific supermarkets like Dunnes Stores or Tesco, or major shopping centers, is not evident; local retail options would likely be limited to smaller village shops, necessitating travel for a wider selection.
Educational and Healthcare Access: While specific schools, colleges, or universities are not named in the data for this precise rural address, access to primary and secondary education, as well as healthcare facilities like Monaghan General Hospital or local clinics and pharmacies, would depend on proximity to larger towns.
Hypothesis: The absence of specific public transport routes and immediate proximity to major retail and educational hubs suggests that buyers for this property are likely seeking a rural lifestyle and will prioritize car dependency, making the 'outside Dublin' location a primary determinant of value rather than urban-centric amenity access.
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.