No. 8, Arinaga, Kilkenny Road, Carlow, Co. Carlow, Carlow Town, Co. Carlow, R93 PP29
4 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 3 Bath · 107m² · Townhouse
Market Position
Significantly Above Local Sales
At €345,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 18mo 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. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 92% 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
€345,000
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 · Low
4
Transactions Analysed
Within 5.0km
18 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 |
|---|---|---|---|
| 6 Pembroke Ct, Carlow, Carlow, Carlow | 2023-07-07 | — | |
| 9 Castleview, Castle View Quay, Graiguecullen, Carlow | 2024-03-05 | 94m² |
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 Advantage: With a B3 BER rating, this property is positioned favorably, likely incurring annual energy costs of €1,200-€1,600 compared to €2,000-€2,600 for comparable D-rated townhouses in the area.
Details
- Spacious Living: The 107m² size provides ample living space, aligning with the 'Large' size category and offering more room than the 3-bedroom median size typically found in the 10km radius.
- Value Optimization: While a B3 is good, upgrading to a B2 BER rating could cost an estimated €4,000-€6,000 and potentially increase the property's value by €7,000-€10,000, making it a worthwhile investment.
- Hypothesis: The B3 BER rating, while good, presents an opportunity; further investment in insulation and efficient heating systems could elevate it to an A-rating, potentially increasing its resale value by 5-7% and reducing running costs by another €300-€500 annually.
Amenities
Transport Hub: Carlow Town is served by Bus Éireann routes, with key services connecting to Dublin and surrounding towns, and the Carlow train station providing direct rail links to Dublin Heuston.
Details
- Local Services: Within proximity are essential amenities including Carlow Shopping Centre, numerous pharmacies like HSE Primary Care Centre Pharmacy, and educational institutions such as Carlow Institute of Technology and Presentation College Carlow.
- Walkable Environment: Kilkenny Road is a well-established route, offering good pedestrian access to Carlow Town centre's amenities, including restaurants like Mimmo's and parks such as the Dolmen Centre and Ashville Park.
- Hypothesis: The planned €50 million investment in Carlow Town's infrastructure, including improved public transport and cycle lanes, will significantly enhance walkability and connectivity for properties on Kilkenny Road, potentially boosting their desirability and value by 4-6% within two years.
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.