Bauck Hill,, St. Mullins,, Co. Carlow, R95 C932
11 homes sold nearby. See what they went for — and what to bid on this one.
€449,000 · 4 Bed · 2 Bath · 153m² · Detached
Market Position
At the Upper End of Local Sales
At €449,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 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 €449,000, 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 €22,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €449,000, 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.
€22,450
That's what overbidding by just 5% on a €449,000 home costs you — before interest.
A €19 check before a €449,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €449,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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 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
Financial Exposure · 22% 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
€449,000
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
11
Transactions Analysed
Within 5.0km
13 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Bough Mills, St Mullins, Carlow, Carlow | 2025-12-19 | 153m² | |
| 7 Old Mill, St Mullins, Co Carlow, Carlow | 2025-03-04 | 140m² |
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
Efficient Energy Performance: With a C1 BER rating, this property offers favorable energy efficiency; annual energy costs are estimated at €1,200-€1,600, providing an annual saving of €600-€1,000 compared to a typical D-rated property of similar size, enhancing long-term affordability.
Details
- Generous Space Advantage: At 153m² with 4 bedrooms, this detached home is notably larger than the median 3-bedroom properties prevalent in the 10km and 20km radii, offering more living space desirable for families.
- Ideal Bedroom-to-Bathroom Ratio: The property's 4 bedrooms and 2 bathrooms align perfectly with the median 2-bathroom count across all local radii, ensuring adequate facilities for a family-sized home without the need for immediate upgrades.
- Hypothesis: Given its desirable C1 BER and larger-than-average size for the area, investing in aesthetic upgrades or modernizing interior finishes could significantly enhance its market appeal and help justify its premium asking price in an otherwise price-sensitive local market.
Amenities
Car-Dependent Connectivity: Transport primarily relies on private vehicle use, with access to Bus Éireann routes (e.g., Route 370 to Waterford, Route 371 to Bagenalstown) available in larger nearby towns like New Ross (approx. 15km) and Graiguenamanagh (approx. 10km).
Details
- Essential Local Facilities: The property benefits from its proximity to St. Mullins National School directly within the village, while comprehensive shopping facilities including SuperValu in Graiguenamanagh and larger supermarkets like Tesco and Aldi are located in New Ross.
- Rural Lifestyle & Healthcare Access: This location provides a tranquil rural lifestyle with direct access to the scenic Barrow Way for walking and outdoor activities, with healthcare facilities such as pharmacies and local clinics available in the nearby towns of Graiguenamanagh and New Ross.
- Hypothesis: The property's appeal is rooted in its peaceful, rural setting, attracting buyers prioritizing a quiet lifestyle and outdoor access over immediate urban convenience; therefore, any future local tourism or infrastructure investment, particularly related to the Barrow Way, could significantly bolster property values.
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.