50 Riverside, Carlow, Graiguecullen, Co. Carlow, R93 EK50
17 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 5 Bed · 3 Bath · 129m² · Semi-D
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 10mo 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 €315,000, 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 €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €315,000, 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.
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
17
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±10%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 College Gardens, Carlow, Carlow, Carlow | 2025-09-22 | 110m² | |
| 85 Feltham Hall, Blackbog Rd, Carlow, Carlow | 2025-10-22 | — |
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 C Potential: With a BER rating of C, upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a solid return on investment.
Spacious Configuration: This 129sqm semi-detached property offers 5 bedrooms and 3 bathrooms, a generous configuration that is well-suited for larger families and likely above the average for similar property types in the immediate vicinity.
Value Optimization: Investing in energy efficiency upgrades from a C BER could reduce annual energy costs by an estimated €500-€1,000 compared to properties with D or E ratings, enhancing long-term affordability and market appeal.
Hypothesis: Given the 5-bedroom, 3-bathroom configuration and a C BER rating, there's an opportunity to significantly boost its market value and long-term desirability by achieving a B-rated BER, which could unlock an additional 5-7% premium on its current estimated value, particularly if similar larger homes in the vicinity have superior energy credentials.
Amenities
Connectivity Hub: Graiguecullen is served by Bus Éireann routes 272 and 273, providing direct links to Carlow town centre and surrounding areas, facilitating easy commutes and access to regional transport.
Local Essentials: Residents have convenient access to essential amenities including Scoil Mhuire Gan Smal primary school, Carlow Shopping Centre featuring a Tesco supermarket, and the Carlow District Hospital within a short drive.
Family Focus: The area offers numerous family-oriented amenities such as the Fairgreen Shopping Centre, St. Leo's College, and the proximity to the River Barrow for outdoor activities, making it attractive for families.
Hypothesis: The strong provision of Bus Éireann routes 272 and 273 connecting Graiguecullen to Carlow town, combined with the presence of multiple educational institutions like Scoil Mhuire Gan Smal and St. Leo's College within a 2km radius, suggests a highly connected and family-friendly environment that could support sustained property value growth due to ongoing demand from families and 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.