BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Terrace · 2 bedActive listing
2 The Main Courtyard, Headfort Demesne, Kells, Co. Meath
A82 Y7W6 · Cavan
Terrace · 2 bed · BER C2
Asking price
€355,000
BuyerIQ value i
€285,000
Confidence Highi — 10 comparable sales support this estimate
△ PRICED 24.6% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 14.0km show a median of EUR 268,340 for similar 2-bed terraces, while the asking price is EUR 355,000 (19.7% above our fair value estimate of EUR 284,975). We recommend caution and strong negotiation.
1 red flag and 1 warning identified — see them before you bid
32 days
On market
BER C2
Energy rating
2 bed
Bedrooms
3 bath
Bathrooms
This is a preview — 3 of 20 sections are open19%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~25% above our €285k estimate; 1 red flag, 1 warning before you bid.
Here's my honest read before you bid. The asking of €355,000 is about 25% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01One fails a health screen — and names the test to order — graded a red flag.
02An amenity factor your solicitor won’t check — graded a warning.
03Who holds leverage in this negotiation.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €355,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
32 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG AND 1 WARNING TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
An amenity factor your solicitor won’t check
One-time payment. No subscription.
29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
Patricks Haven, Ballinrink, Oldcastle2.7 km · 2025-12 · 2 bed · 40 m² · match 71
€350,000
10 Cherryhill Rd, Maudlin, Kells2.4 km · 2026-03 · 3 bed · match 70
€286,000
12 The Main Courtyard, Headfort Demesne, Kells14.0 km · 2025-05 · match 65
€285,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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Official data
20+ Irish government and industry sources.
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