Oakpark, Carlow, Oak Park, Co. Carlow, R93 E9C3
7 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 5 Bed · 3 Bath · 195m² · Detached
Market Position
Priced Above Local Sales
At €575,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
7 closed sales nearby · 11mo recency · Moderate 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 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 median of comparable sales. 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Highfield, Dublin Rd, Carlow, Carlow | 2025-10-13 | — | |
| 47 Highfield, Dublin Rd, Carlow, Carlow | 2025-10-07 | 130m² |
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 Improvement Potential: Upgrading the E1 BER rating to a B2 could cost approximately €15,000-€20,000, potentially increasing the property's value by €25,000-€35,000 and reducing annual energy costs by an estimated €1,000-€1,400 compared to its current rating.
Space Efficiency: With 195m² spread across 5 bedrooms and 3 bathrooms, the property offers a good balance of living space and amenity count, translating to a price per square meter of approximately €2,964 based on asking price, which is close to the 1km median of €3,047.
Value Optimization: While the property is large, its E1 BER rating suggests potential for significant energy efficiency upgrades, which would not only improve comfort but also enhance its marketability and long-term value against properties with better energy credentials.
Hypothesis: The €3,047 per square meter metric within 1km suggests that while the property is priced at a similar rate per sqm, the E1 BER rating represents a significant untapped opportunity for value enhancement, whereby targeted insulation, heating, and ventilation upgrades could bridge the gap to higher-performing properties and command a premium in the future.
Amenities
Transport Connectivity: While specific bus routes are not detailed, Oakpark's location generally implies access to Carlow Town bus services and potential regional routes connecting to larger towns, facilitating access beyond immediate local areas.
Local Facilities: Carlow Town provides essential amenities including supermarkets like Tesco and Dunnes Stores, as well as the Carlow Shopping Centre, offering a wide range of retail and convenience options within a short drive.
Healthcare Access: Carlow Town is served by University Hospital Waterford and has local clinics and pharmacies, ensuring residents have accessible healthcare services within a reasonable travel distance.
Hypothesis: The location in Oakpark, Carlow, outside Dublin but within a town that offers comprehensive services, suggests a commuter appeal for those seeking a balance between a quieter lifestyle and access to urban amenities, with potential for capital appreciation driven by ongoing infrastructure development in regional towns.
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.