15 The Millrace, Burrin Road, Carlow Town, Co. Carlow, R93 A5X9
30 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 3 Bath · 100m² · Semi-D
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 30 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
30 closed sales nearby · 11mo 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 €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
30 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
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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 2.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
30
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 74 Feltham Hall, Blackbog Rd, Carlow, Carlow | 2025-07-22 | 107m² | |
| 63 Old Burrin, Burrin Rd, Carlow, Carlow | 2025-09-01 | 132m² |
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 Rating Advantage: With a B BER rating, this property will likely have annual energy costs of €1,000-€1,400 compared to €1,800-€2,200 for D-rated properties of a similar size, offering substantial annual savings.
Size Efficiency: At 100.0m², the property offers a practical layout with 3 bedrooms and 3 bathrooms, which is competitive given the median sale price per square meter for the area.
Value Optimization Potential: While the BER rating is good, a strategic upgrade from B to an A rating could cost approximately €5,000-€8,000 and potentially increase property value by €7,000-€10,000, further enhancing its market appeal and reducing long-term running costs.
Hypothesis: The B BER rating suggests a good baseline of energy efficiency, but a focused investment in a heat pump or enhanced insulation could elevate it to A-rated status, making it significantly more attractive in a market where energy costs are a growing concern and potentially commanding a price premium of up to 5% over similar B-rated homes.
Amenities
Connectivity: While specific route numbers are not provided, being located in Carlow Town generally offers access to national bus services and potentially local bus routes connecting to the town center and surrounding areas.
Local Facilities: Carlow Town offers a range of amenities including educational institutions like Carlow Institute of Technology and various primary and secondary schools, alongside healthcare facilities such as Carlow District Hospital.
Retail and Leisure: Residents have access to shopping centers like Fairgreen Shopping Centre and a variety of restaurants and cafes within Carlow Town, catering to diverse lifestyle needs.
Hypothesis: Given Carlow Town's established infrastructure, the proximity to Carlow Institute of Technology and the Fairgreen Shopping Centre suggests that properties on Burrin Road could see sustained demand from students, young professionals, and families looking for a blend of convenience and affordability, potentially driving rental yields and resale values.
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.