150 Crossneen Manor, Leighlin Road, Graiguecullen, Co. Carlow, R93 H2Y7
26 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 3 Bed · 3 Bath · 108m² · Semi-D
Market Position
Priced Within Local Sold Range
At €330,000, this home is priced within the typical range of 26 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.
26 closed sales nearby · 9mo 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 €330,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €16,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €330,000, 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.
€16,500
That's what overbidding by just 5% on a €330,000 home costs you — before interest.
A €19 check before a €330,000 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 26 verified local sales · High confidence
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Price Distribution Analysis
26 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 increased 11.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±19%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Highfield Manor, Leighlin Rd, Carlow, Carlow | 2025-12-16 | 105m² | |
| 77 Highfield Manor, Mullins Lane, Graiguecullen, Carlow | 2025-02-21 | 112.5m² |
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 Improvement Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a good return on investment.
Energy Cost Savings: A C1 BER rating suggests annual energy costs are likely in the range of €1,500-€2,000, which is moderate compared to lower-rated properties but offers savings compared to D or E rated homes.
Space Efficiency: With 108m² across 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and bedroom count, comparable to other semi-detached properties in the immediate vicinity.
Hypothesis: Given the C1 BER rating, a strategic investment in insulation and heating upgrades, costing approximately €8,000-€12,000, could push the rating to a B-grade, potentially unlocking an additional €15,000-€20,000 in market value and attracting a wider pool of energy-conscious buyers.
Amenities
Transport Links: While the specific bus routes serving Graiguecullen are not detailed, its 'Outside Dublin' location implies reliance on local bus services, with no Luas or DART stations directly serving this Co. Carlow address.
Local Services: The area benefits from local amenities such as supermarkets and shops in Graiguecullen town, and proximity to Carlow town for a wider retail and service offering.
Family Amenities: Proximity to schools like Carlow Educate Together National School and St. Leo's College in Carlow town, alongside local parks and recreational areas, caters to family needs.
Hypothesis: The absence of direct public transport links like Luas or DART to Dublin suggests a primarily car-dependent lifestyle for commuters to the capital, meaning properties in this area may appeal more to local workers or those seeking a quieter lifestyle away from major urban hubs, potentially impacting long-term capital appreciation compared to well-connected commuter towns.
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.