Apartment 6, Hillcrest, Graiguecullen, Co. Carlow, R93 A6Y5
38 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 2 Bath · 82m² · Apartment
Market Position
At the Upper End of Local Sales
At €285,000, 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.
38 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 38 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
38 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 size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.2% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 32% 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
€285,000
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
38
Transactions Analysed
Within 1.5km
9 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 · 38 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 3, Hanover Sq, Kennedy Ave, Carlow | 2024-12-19 | 80m² | |
| 7 Hanover Sq, Kennedy Ave, Carlow, Carlow | 2024-12-18 | 51.7m² |
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 Value Proposition: The B3 BER rating offers a moderate level of energy efficiency, with estimated annual energy cost savings of approximately €500-€800 compared to a D-rated property of similar size in the local area.
Details
- Space Efficiency: At 82m², this 2-bedroom apartment offers a comfortable living space, aligning with the median of 2 bedrooms and 2 bathrooms in the 10km radius market, suggesting a well-proportioned layout.
- Investment in Energy Efficiency: While B3 is good, upgrading to a B1 or A2 rating, costing an estimated €6,000-€10,000, could further enhance property value by €10,000-€15,000 and reduce annual energy bills by an additional €400-€600.
- Hypothesis: The consistent demand for 2-bedroom, 2-bathroom apartments with BER ratings of C or higher within a 20km radius, as indicated by a median sale price of €270,000 in the last 30 days, suggests that this property's B3 rating and configuration are well-aligned with market preferences, potentially commanding a slight premium over lower-rated properties.
Amenities
Connectivity to Regional Hubs: While no specific bus routes or train stations are listed for Graiguecullen itself, its 'Outside Dublin' location implies proximity to regional transport networks, likely requiring connection via Carlow Town, which serves national bus routes and a train station.
Details
- Local Services Accessibility: The immediate area of Graiguecullen provides access to essential services including local shops and potentially schools, with Carlow Town centre (approx. 2km away) offering a wider array of retail options like Fairgreen Shopping Centre, healthcare at Carlow District Hospital, and educational institutions such as Carlow Institute of Technology.
- Walkability & Local Conveniences: Graiguecullen offers a degree of walkability for daily errands with local shops and amenities, and is positioned adjacent to Carlow town, providing pedestrian access to the larger town's parklands, such as the Duck Pond and Browne's Hill, and its commercial centre.
- Hypothesis: The perceived value of this apartment could increase by 3-5% if Carlow County Council proceeds with planned improvements to public transport links connecting Graiguecullen directly to key employment and retail hubs, reducing current reliance on private vehicle or Carlow Town connections.
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.