14 Gort Na Greine, Ballinabranagh, Co. Carlow, R93 P684
14 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 3 Bed · 3 Bath · 110m² · Semi-D
Market Position
Priced Within Local Sold Range
At €300,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 4.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 18mo 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 €300,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
14
Transactions Analysed
Within 5.0km
18 months
Data Freshness
Most recent sale age
±20%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Gort Na Greine, Ballinabrannagh, Carlow, Carlow | 2024-12-06 | 100m² | |
| 27 Dolmen Mews, Kilkenny Road, Carlow, Carlow | 2023-04-24 | 70m² |
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 C1 Value: The C1 BER rating indicates moderate energy efficiency; while not requiring immediate costly upgrades, a push to a B2 rating could potentially increase the property's value by €15,000-€20,000 with an estimated upgrade cost of €8,000-€12,000.
Details
- Space Efficiency: The 110m² size for a 3-bedroom, 3-bathroom semi-detached property is well-proportioned, fitting the median of 3 bedrooms and 3 bathrooms seen across market data within 100km.
- Value Optimization Opportunity: The C1 BER rating positions the property for value enhancement through energy efficiency upgrades, as properties with B-rated BERs typically see annual energy cost savings of €1,000-€1,400 compared to C-rated homes of similar size.
- Hypothesis: The consistent 3-bedroom, 2-bathroom configuration across median data within 100km suggests that while this property's 3-bathroom setup offers a functional advantage, a review of its internal layout could unlock further value optimization by potentially creating more distinct living zones, akin to trends seen in larger properties commanding higher premiums.
Amenities
Limited Direct Transport: Based on the provided data, specific bus routes, train stations (like Carlow Train Station, approximately 11km away), or Luas/DART stops serving Ballinabranagh are not explicitly detailed, suggesting potential reliance on private transport for wider connectivity.
Details
- Local Services Scan: While specific local amenities in Ballinabranagh are not detailed in the provided raw data, its 'Outside Dublin' location implies that residents may need to travel to larger centres like Carlow town for comprehensive shopping, varied educational facilities, and specialized healthcare services.
- Rural Lifestyle Potential: The 'Outside Dublin' classification suggests a more rural setting, which often offers a quieter lifestyle and potentially more green space, appealing to buyers seeking a departure from urban density, though direct access to specific parks or recreational facilities is not detailed.
- Hypothesis: The lack of specific public transport and detailed amenity data for Ballinabranagh, coupled with its 'Outside Dublin' location, suggests that its appeal is likely driven by affordability and a desire for a more rural lifestyle, rather than extensive local services or easy commuter links to major employment hubs.
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.