Ballyshroan, Rosdellig, Borris, Co. Carlow, R95 KF66
4 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 2 Bed · 1 Bath · 97m² · Detached
Market Position
Below Typical Sale Prices
At €210,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 25mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
25 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Killedmond, Borris, Carlow, Carlow | 2025-10-30 | 75m² | |
| Kilmisan, Ballymurphy, Carlow, Carlow | 2024-01-31 | 115m² |
Transactions within a 5.0km radius and 36-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 Cost: Upgrading the G BER rating to a C1 rating would likely cost between €10,000 and €15,000, potentially increasing the property's value by €18,000 to €25,000 and improving annual energy costs from an estimated €2,500-€3,000 to €1,500-€1,800.
Size Efficiency: The 97.0m² size with 2 bedrooms and 1 bathroom is on the smaller side for a detached property, which might not align with the typical expectations for this property type in areas with higher median sale prices.
Value Optimization: Investing in a BER upgrade and potential minor renovations could unlock significant value, transforming the property from a potential liability (high running costs) to an asset with improved market appeal and lower operating expenses.
Hypothesis: Given the G BER rating and the limited number of bathrooms relative to typical detached properties in higher-value areas, focusing on energy efficiency upgrades first would be the most prudent investment, as this directly impacts running costs and immediate market perception, potentially attracting buyers before larger renovations are considered.
Amenities
Transport Connectivity: The property is located outside Dublin and specific public transport links like bus routes, train stations, or Luas stops are not provided in the raw data for this specific rural location.
Local Facilities: Specific educational facilities, healthcare access points, shopping centers, or lifestyle amenities within Ballyshroan, Rosdellig, Borris are not detailed in the provided raw market data.
Walkability and Pedestrian Access: Information on actual walking routes and pedestrian infrastructure in the immediate vicinity of Ballyshroan, Rosdellig is not available in the provided raw metrics.
Hypothesis: The lack of specific amenity data suggests this property is situated in a more rural setting where reliance on private transport is high, potentially limiting its appeal to a niche market and influencing its long-term capital appreciation trajectory compared to properties with strong public transport and urban amenity access.
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.