Gilbertstown House, Gilbertstown, Rathoe, Carlow, Co. Carlow, R93 CX37
16 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 3 Bath · 315m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 16 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
16 closed sales nearby · 22mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €27,253 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€27,253
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 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.
No asking price is listed. The chart shows the verified closed sales distribution for 16 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
16
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±16%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballynunnery, Rathoe, Carlow, Carlow | 2024-01-22 | 266m² | |
| Ballynunnery, Rathoe, Co. Carlow, Carlow | 2024-06-06 | 233m² |
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
Generous Space: With a size of 315m², this detached house offers significantly more space than the median of 3 bedrooms and 2 bathrooms found in properties within 100km, indicating good value for size.
Details
- BER B3 Efficiency: The B3 BER rating suggests a good level of energy efficiency for a property of this size, likely resulting in annual energy costs between €1,500-€2,000, which is considerably lower than D-rated properties of similar size potentially costing €2,500-€3,000 annually.
- Value Optimization: While the BER is B3, investing in minor upgrades like improved insulation or high-efficiency heating could potentially achieve an A-rating for an estimated €10,000-€15,000, potentially increasing property value by €20,000-€30,000 and further reducing annual running costs by €500-€800.
- Hypothesis: The B3 BER rating on a large, 315m² property signifies a strong foundation for energy efficiency; however, the lack of BER data for properties in closer radii (all listed as unknown) means direct local comparisons for efficiency premiums are unavailable, suggesting that while good, there might be an opportunity to leverage a superior BER in the immediate vicinity for a competitive advantage.
Amenities
Limited Public Transport: The property's rural location in Rathoe, Co. Carlow, is not served by any specific bus routes, train stations (like Carlow Station, approx. 10km away), Luas, or DART lines, necessitating private transport for most journeys.
Details
- Local Services Focus: Primary educational needs can be met at Rathoe National School, with secondary options likely in nearby towns like Tullow or Carlow Town. Healthcare access would typically involve local GPs and the larger Carlow District Hospital.
- Rural Lifestyle Appeal: The area is characterized by its natural surroundings, with potential for walking routes through the countryside. Local amenities like shops and cafes are likely limited to nearby villages, requiring travel for a wider selection.
- Hypothesis: The isolation of Gilbertstown House, while offering rural tranquility, poses a significant challenge for potential buyers reliant on public transport or extensive local amenities, suggesting that its market appeal is primarily focused on individuals seeking a secluded lifestyle and who are less dependent on proximity to urban conveniences or a wide range of services.
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.