65 The View, Rochfort Manor, Graiguecullen, Co. Laois, R93 C568
27 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · 110m² · Semi-D
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 27 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
27 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
27 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 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
27
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±6%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 65 Rochfort Manor, Leighlin Rd, Laois, Laois | 2025-11-21 | 110m² | |
| 63 Rochfort Manor, Leighlin Rd, Crossneen, Laois | 2025-07-25 | 104m² |
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
Excellent Energy Efficiency: With a C3 BER rating, this property ensures lower running costs, potentially saving homeowners €500 to €1,000 annually compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 in annual energy costs.
Optimal Configuration: The property's generous 110m² size, coupled with 3 bedrooms and 3 bathrooms, offers a highly desirable configuration that aligns perfectly with or exceeds the median bath count for the local 5km area, enhancing its market appeal.
Value Proposition: Priced at €295,000, this property is listed significantly below its estimated value of €313,164, representing a potential immediate equity gain of over €18,000 for a buyer.
Hypothesis: The combination of a strong C3 BER, a practical and well-appointed layout that exceeds local bathroom norms, and its asking price being below its estimated value suggests a strategic listing to attract quick buyer interest, potentially leading to competitive bidding that could drive the final sale price closer to its true valuation.
Amenities
Robust Transport Links: The property offers convenient access to Carlow Train Station, approximately 3km away, providing essential commuter links, including regular services to Dublin Heuston.
Educational Convenience: Families benefit from proximity to highly-rated schools such as Graiguecullen National School (1.5km) and Presentation College Carlow (3km), along with the South East Technological University (SETU) Carlow Campus (4km).
Comprehensive Local Services: Residents enjoy a high quality of life with essential amenities like Fairgreen Shopping Centre (3km), Tesco (2.5km), and multiple pharmacies and medical centres within a 3km radius.
Hypothesis: The strategic location within a well-established residential area, offering a blend of accessible local amenities and efficient transport links to regional hubs, positions this property as a desirable choice for families and commuters, fostering long-term community growth and stability.
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.