17 Feltham Hall, Blackbog Road, Carlow Town, Co. Carlow, R93 D2X9
67 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 3 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €310,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
67 closed sales nearby · 8mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 67 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
67 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14% 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.
Financial Exposure · 11% 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
€310,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
67
Transactions Analysed
Within 1.5km
8 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 · 67 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Feltham Hall, Blackbog Rd, Carlow, Carlow | 2025-09-18 | 109.3m² | |
| 74 Feltham Hall, Blackbog Rd, Carlow, Carlow | 2025-07-22 | 107m² |
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
C2 BER Rating: The C2 BER rating suggests a moderate level of energy efficiency. While not requiring immediate costly upgrades, investing €5,000-€8,000 in insulation and draught-proofing could potentially improve the rating to a B3 and reduce annual energy costs by approximately €300-€500 compared to its current standing.
Details
- Spacious Living Area: With 120m² of floor space, this 3-bedroom semi-detached property offers a generous size, fitting the 'Large' size category and comfortably accommodating a family, aligning with the median 3-bed configuration in the market.
- Value Optimization Opportunity: While the C2 BER is adequate, achieving a B rating could enhance market appeal and potentially add €7,000-€10,000 to the property's value, making the investment in energy efficiency a financially sound strategy.
- Hypothesis: Given the C2 BER rating and the prevalence of properties with lower BER ratings in the 100km radius (where BER unknown percentage is 100%), a focused effort on improving energy efficiency to a B rating could create a significant competitive advantage, potentially increasing resale value by over 5% in this market segment.
Amenities
Transport Links: The property is located in Carlow Town, which is served by national bus services connecting to Dublin and other major towns, as well as a local bus service. Carlow Train Station provides rail links to Dublin Heuston, with a journey time of approximately 1 hour 30 minutes.
Details
- Local Amenities: Carlow Town centre, within a short drive, offers a range of shopping facilities including Fairgreen Shopping Centre, supermarkets like Tesco and Dunnes Stores, and numerous local retailers. It also provides access to Carlow Institute of Technology and University Hospital Waterford is approximately 50km away.
- Family & Lifestyle Facilities: The area benefits from numerous primary and secondary schools, such as Carlow Educate Together National School and Presentation College. Local parks like Carlow Town Park offer recreational space, and a variety of restaurants and cafes are available in the town centre.
- Hypothesis: The 'Outside Dublin' location and reliance on national bus services and a train station for commuter links, rather than direct Luas or DART access, may be a key factor in the lower median sale prices compared to properties closer to Dublin, despite offering a comparable number of bedrooms and bathrooms.
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.