2 cluain ríada, browneshill, carlow town, co. carlow, r93 ff29
23 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 3 Bath · 102m² · Semi-D
Market Position
Below Typical Sale Prices
At €285,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
23 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 €285,000, 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 €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.
These signals interact — full analysis in report.
€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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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 10.9% 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
23
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Cluain Riada, Browneshill, Carlow, Carlow | 2025-12-05 | 102m² | |
| 1 Sherwood, Pollerton, Carlow, Carlow | 2025-07-28 | 111m² |
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 Cost Savings: With a C2 BER, this property offers favorable energy efficiency, with estimated annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size, leading to €600-€1,000 in annual savings.
Ideal Family Layout: The 102m² semi-detached house with 3 bedrooms and 3 bathrooms perfectly matches the median configuration for sales within a 5km radius over the last 30 days, confirming its alignment with current buyer preferences in the local market.
Value Enhancement Potential: Investing an estimated €5,000-€8,000 to upgrade the C2 BER to a B-rating could increase the property's market value by an additional €8,000-€12,000, presenting a financially astute opportunity for capital appreciation.
Hypothesis: The property's robust C2 BER, combined with its optimal size and bedroom/bathroom configuration aligning with local market demand, positions it as a resilient asset well-equipped to command strong buyer interest and maintain its value even as energy efficiency becomes a paramount factor for purchasers.
Amenities
Strategic Transport Links: This property benefits from proximity to Carlow Train Station (approx. 2.5km) offering direct Irish Rail services to Dublin and Waterford, complemented by local Bus Éireann routes like the 4 and 132 for convenient intra-town travel.
Comprehensive Lifestyle Access: Residents have excellent access to educational institutions such as the South East Technological University (SETU) - Carlow Campus (approx. 3km) and Presentation College Carlow (approx. 2km), alongside key retail at Fairgreen Shopping Centre (approx. 2.5km) and local supermarkets like Lidl and Aldi.
Community & Wellness Hub: Local amenities enhancing daily life include easy reach to O'Loughlin's Pharmacy (approx. 1.5km), the recreational Carlow Town Park (approx. 2km), and a variety of cafes and restaurants in the town centre for social and dining convenience.
Hypothesis: Carlow's continuous development as a self-sufficient regional hub, underpinned by its strong educational infrastructure, diverse retail options, and improving transport connectivity, will solidify its appeal to a broader demographic, driving long-term property value growth in well-connected areas like Browneshill.
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.