6 Bridge Street, Graiguecullen, Carlow, Co. Carlow, R93 HC84
26 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 1 Bed · 1 Bath · 39m² · Apartment
Market Position
At the Upper End of Local Sales
At €200,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
26 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 82% 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
€200,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
26
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±9%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 4, The Brewery, Graiguecullen, Carlow | 2025-09-24 | — | |
| Apt 1, Bridge St, Graiguecullen, Carlow | 2025-09-23 | 75m² |
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 Improvement Opportunity: Upgrading the D BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, offering a positive return on investment.
Energy Cost Differential: A D-rated property of this size likely incurs annual energy costs of €1,800-€2,200, whereas an equivalent B-rated property could cost €800-€1,200, a saving of €1,000 per year.
Compact Living Efficiency: At 39sqm with one bedroom and one bathroom, this apartment is efficiently designed for single occupants or couples, maximizing usable space within a smaller footprint, aligning with the compact apartment trend in urban peripheries.
Hypothesis: Given the D BER rating and the relatively small size (39sqm) of the apartment, the potential value uplift from a comprehensive energy efficiency upgrade (€15,000-€20,000 increase for an €8,000-€12,000 investment) suggests that buyers in Graiguecullen may prioritize future savings and sustainability, making well-executed retrofits a key differentiator in attracting offers over the long term.
Amenities
Transport Connectivity: Graiguecullen is served by Bus Eireann routes X4 and 360, providing connectivity to Carlow town centre and further afield, facilitating access to regional transport hubs.
Local Services & Healthcare: Residents have access to local amenities including shops, pharmacies, and the Carlow District Hospital is within a short drive, ensuring essential services are readily available.
Educational Proximity: The area is home to Gaelscoil Eoghain Uí Chomhraí and Carlow Educate Together National School, as well as Carlow IT (now SETU Carlow Campus) within a 2km radius, offering a good range of educational facilities.
Hypothesis: While Graiguecullen offers essential local amenities and educational institutions, its reliance on Bus Eireann services and the absence of direct links to national rail or Luas/DART lines may be a limiting factor for commuters targeting the Dublin market, suggesting that properties here appeal more to those prioritizing local employment or regional connectivity over daily city commutes.
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.