12 Brooklawns, Pollerton, Pollerton, Co. Carlow, R93 R8P3
18 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 5 Bed · 3 Bath · 140m² · Semi-D
Market Position
Priced Above Local Sales
At €340,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
18 closed sales nearby · 10mo recency · High 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 €340,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 5.1% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±13%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Brooklawns, Pollerton, Carlow, Carlow | 2025-12-03 | 140m² | |
| 66 Beechwood Park, Pollerton, Carlow, Carlow | 2025-12-08 | 114m² |
Transactions within a 1.5km radius and 18-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 D presents Upgrade Opportunity: The BER D rating indicates moderate energy efficiency. Upgrading from D to B2 could cost €8,000-€12,000 but typically increases property value by €15,000-€20,000. Annual energy costs for a D-rated property of this size are estimated at €1,800-€2,200, compared to €800-€1,200 for a B-rated home, offering annual savings of €1,000-€1,400.
Details
- Generous Space for Family Living: At 120m² with 4 bedrooms and 2 bathrooms, this house offers generous living space, exceeding the 3-bedroom median for properties within a 5km radius, making it well-suited for a growing family.
- Immediate Value Enhancement Potential: The current BER D rating indicates clear opportunities for value enhancement through energy efficiency improvements, which are a significant factor for buyers in the current market and can lead to a quick return on investment.
- Hypothesis: Investing in energy efficiency upgrades, particularly improving the BER from D to at least a B2, would not only reduce annual running costs significantly but also position the property more competitively, attracting a wider pool of buyers and potentially increasing its market value beyond the investment cost.
Amenities
Public Transport Specifics Not Available: Detailed information on local public transport routes, specific station names, and exact distances was not provided in the property data, making it essential for prospective buyers to independently research connectivity to Carlow town and wider regional links.
Details
- Local Education and Retail Proximity Undetermined: The provided data does not include specific names or distances for nearby schools, shops, or healthcare facilities, which are key lifestyle factors for a family home and require on-site verification.
- On-Foot Access to Amenities Requires Investigation: Without specific data points on local services like restaurants or parks, or a walkability score, the ease of accessing daily necessities and leisure spots on foot from this address in Carlow remains to be fully assessed by a buyer.
- Hypothesis: While no specific amenity data was provided, Carlow is a significant regional town. It is reasonable to assume that essential amenities like schools, shops, and public transport would be accessible, likely within a short driving distance. However, buyers should confirm exact distances and options during their viewing.
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.