Wren Cottage , Blacklion, Co. Cavan, F91 Y868
4 homes sold nearby. See what they went for — and what to bid on this one.
€198,000 · 2 Bed · 2 Bath · 120m² · Bungalow
Market Position
Significantly Above Local Sales
At €198,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 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.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 54% 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
€198,000
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
4
Transactions Analysed
Within 5.0km
25 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Marian Crescent, Blacklion, Cavan, Cavan | 2023-12-01 | — | |
| Thornhill Cottage, Barran, Blacklion, Cavan | 2025-03-21 | — |
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 Opportunity: Upgrading the G BER rating to a C or B would likely cost €15,000-€25,000 but could increase the property's value by €20,000-€30,000.
Details
- Energy Cost Burden: With a G BER rating, annual energy costs for a 120m² property are estimated to be €3,000-€4,000, significantly higher than the €1,200-€1,800 for a C-rated property in a similar area.
- Space Efficiency: The 120m² bungalow with 2 bedrooms offers a moderate size, aligning with the median of 3 bedrooms in the broader 100km market but potentially appearing smaller for its size category in more urban settings.
- Hypothesis: The poor BER rating represents a significant financial and comfort disadvantage for future occupants; a strategic investment in insulation and heating upgrades would not only reduce running costs but also act as a substantial value-enhancer, transforming a liability into an asset in the resale market.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas, or DART stops listed as directly serving Blacklion, Co. Cavan, suggesting reliance on private transport.
Details
- Rural Healthcare Access: Access to healthcare facilities requires travel, as the nearest major hospitals are typically located in larger towns or cities outside the immediate Blacklion vicinity.
- Local Retail Scarcity: Specific supermarkets, shopping centres, or retail parks are not detailed for Blacklion, implying that local shopping is likely limited to smaller convenience stores, with larger retail needs requiring travel.
- Hypothesis: The isolated location of Blacklion, Co. Cavan, with limited public transport and distant retail and healthcare services, positions Wren Cottage as a property for individuals prioritizing a rural lifestyle over convenience, meaning its appeal and value will be heavily contingent on local community engagement and access to private transport for essential amenities.
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.