32 Carrick Vale, Edenderry, Edenderry, Co. Offaly, R45 W271
15 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 2 Bath · 102m² · Semi-D
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the size-adjusted median. 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
Statistical Confidence · High
15
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 32 Carrick Vale, Carrick Rd, Edenderry, Offaly | 2025-12-16 | 102m² | |
| 30 Carrick Vale, Edenderry, Offaly, Offaly | 2024-10-23 | 103m² |
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 Efficient Home: With a C1 BER rating, this property offers good energy efficiency, with estimated annual energy costs typically around €1,200-€1,600, a significant saving compared to D-rated properties of similar size which could incur costs of €1,800-€2,200 annually.
Details
- Optimal Family Layout: This 102m² semi-detached home offers a spacious 3-bedroom, 2-bathroom configuration, aligning perfectly with the median bedroom and bathroom counts of 3 and 2 respectively for properties sold in the surrounding 50km radius over the past 180 days, making it ideal for families.
- Strategic Upgrade Potential: While already a C1 BER, improving to a B-rated property could further reduce annual energy costs by €200-€400 and potentially add €5,000-€10,000 to the property's value, representing a smart future investment.
- Hypothesis: As buyer demand for sustainable and cost-efficient homes continues to grow in the Edenderry area, properties with higher BER ratings, even those currently at C1, will command an increasing premium, incentivizing owners to invest in minor upgrades to achieve B-ratings or higher, thereby securing greater long-term value and market appeal.
Amenities
Direct Dublin Commute: Edenderry benefits from direct Bus Éireann route 120 services connecting to Dublin city centre, offering reliable commuting options for residents, with local stops typically within a short walking distance from Carrick Vale.
Details
- Family-Friendly Hub: The area provides excellent educational resources with St. Mary's Primary School and Oaklands Community College located in Edenderry, along with local childcare options like Little Harvard Crèche, making it highly appealing for families.
- Convenient Local Living: Residents have easy access to essential shopping at Dunnes Stores and Tesco in Edenderry, complemented by lifestyle amenities such as Edenderry Town Park for recreation and Edenderry Primary Care Centre for healthcare needs, all within the immediate vicinity.
- Hypothesis: Edenderry's strategic blend of comprehensive local amenities, including specific schools and essential retail, combined with efficient bus connectivity to Dublin, positions it as an increasingly attractive 'hub and spoke' location, poised for further population growth as more individuals seek the benefits of town living with easy city access, thereby boosting demand for well-located properties like this one.
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.