54 The Meadows, Bullock Park, Carlow, R93 R2R1
10 homes sold nearby. See what they went for — and what to bid on this one.
€397,500 · 5 Bed · 3 Bath · 140m² · Detached
Market Position
Priced Within Local Sold Range
At €397,500, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €397,500, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €397,500, 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.
€19,875
That's what overbidding by just 5% on a €397,500 home costs you — before interest.
A €19 check before a €397,500 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 sits marginally above the median of comparable sales. 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
10
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 10 Cluain Building, Quinagh, Carlow, Carlow | 2026-01-19 | 165m² | |
| Shamrock Lodge, Mortarstown, Carlow, Carlow | 2025-05-14 | 223m² |
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 Rating Impact: A 'C' BER rating suggests moderate energy efficiency; upgrading to a 'B2' rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, aligning better with market expectations for newer or improved homes.
Size and Space: With 140m² and 5 bedrooms, the property offers ample space, which is generally a strong selling point, especially if neighbouring properties in the 1km radius are smaller, as indicated by the nearby properties count of 378.
Value Optimization: The discrepancy between the estimated value (€421,924.47) and the asking price (€397,500) suggests potential for value negotiation, but the 'C' BER rating may be a factor limiting its appeal to buyers seeking maximum energy efficiency.
Hypothesis: Focusing on a targeted BER upgrade from 'C' to 'B' could unlock an additional €15,000-€20,000 in property value, representing a return on investment of over 125% on the estimated €8,000-€12,000 upgrade cost, while also improving its market competitiveness.
Amenities
Transport Connectivity: While the property is outside Dublin, specific transport links for Carlow town include services like Local Link Carlow Kilkenny providing regional connectivity, and Bus Éireann offering intercity routes to Dublin and other major towns.
Local Facilities: Carlow town centre, within reasonable driving distance, offers amenities such as the Seven Oaks Shopping Centre, numerous supermarkets including Tesco and Aldi, and a variety of restaurants and cafes.
Educational and Healthcare Access: The property is likely to be served by schools in Carlow town, such as Carlow Educate Together National School and Carlow Institute of Further Education, and healthcare facilities like University Hospital Waterford is accessible for more specialized needs.
Hypothesis: The property's location, being outside a major urban hub like Dublin but within proximity to Carlow town, suggests a lifestyle appeal for those seeking a balance between rural tranquility and access to essential amenities; however, the lack of direct Luas or DART links means commuter appeal to Dublin will be limited to those willing to drive or use bus services.
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.