17 Donn Ór, Browneshill Road, Carlow Town, Co. Carlow, R93 K0N4
10 homes sold nearby. See what they went for — and what to bid on this one.
€545,000 · 4 Bed · 3 Bath · 184m² · Detached
Market Position
At the Upper End of Local Sales
At €545,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 13mo 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 €545,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €27,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €545,000, 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.
These signals interact — full analysis in report.
€27,250
That's what overbidding by just 5% on a €545,000 home costs you — before interest.
A €19 check before a €545,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 median of comparable sales. 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
Financial Exposure · 32% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€545,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±18%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Lacken Rise, Tullow Rd, Carlow, Carlow | 2025-11-12 | 125m² | |
| Mardi, Tullow Rd, Carlow, Carlow | 2025-07-03 | 186m² |
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
Energy Efficiency Value: A B BER rating offers good energy efficiency, likely resulting in annual energy costs of €1,000-€1,400, compared to €1,800-€2,200 for comparable D-rated properties of this size, representing annual savings of €800-€1,000.
Spacious Living: With 184m² across 4 bedrooms and 3 bathrooms, this detached property offers ample space, aligning well with the demand for larger family homes, especially when considering the local median sale price of €300,000 for properties within 10km.
Value Enhancement Opportunity: While the BER is B, upgrading to an A rating would typically cost €8,000-€12,000 and could potentially increase the property value by €15,000-€20,000, representing a sound investment for future resale.
Hypothesis: The B BER rating, while good, may not fully capitalize on the increasing demand for maximum energy efficiency and lower running costs in the current market. Investing in a targeted upgrade to an A rating could differentiate this property further and command a higher price, especially if similar properties in the immediate vicinity already boast A ratings.
Amenities
Transport Connectivity: While specific route numbers are not provided for this Carlow Town location, access to the N80 national road implies connectivity to larger transport networks, likely served by Bus Éireann routes connecting to Dublin and other major towns.
Local Conveniences: Carlow Town offers a range of amenities including the Liberty Shopping Centre, Tesco, and Aldi supermarkets, providing convenient retail options.
Educational & Healthcare Access: The property is located in Carlow Town, which is served by multiple primary and secondary schools such as Carlow Educate Together National School and Carlow Vocational School, as well as Carlow District Hospital and various clinics for healthcare needs.
Hypothesis: Given Carlow Town's status as a regional hub, the property's value would be significantly enhanced by its proximity to specific public transport links like the Carlow train station, which offers direct services to Dublin, and a more detailed breakdown of local bus routes serving the Browneshill Road area. This would appeal to both local residents and potential commuters.
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.