Radharc an TSléibhe, Knockroe,, Borris,, Co. Carlow, R95 X062
5 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 209m² · Detached
Market Position
Priced Within Local Sold Range
At €525,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 5.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 24mo recency · Low 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 €525,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 5 verified local sales · Low confidence
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Price Distribution Analysis
5 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 sits marginally above the median of comparable sales. 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.
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Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
24 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clorogebeg, Kiltealy, Enniscorthy, Wexford | 2023-09-29 | 139.5m² | |
| Kiltealy, Enniscorthy, Co Wexford, Wexford | 2025-02-17 | 144m² |
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
Energy Efficiency: With a B3 BER rating, this property offers a good level of energy efficiency, likely resulting in annual energy costs between €1,500 - €2,000, significantly lower than a comparable D-rated property's €2,500 - €3,200.
Generous Space: At 209m², the property provides substantial living space, exceeding typical local property sizes and offering ample room for a family.
Value Optimization: While the BER is B3, minor upgrades to B1/A3 could cost €4,000-€7,000 and potentially increase the property's value by €8,000-€12,000, representing a good return on investment.
Hypothesis: The B3 BER rating positions this property well for current energy-conscious buyers, however, its value proposition could be further enhanced by focusing on premium finishes and outdoor amenity development, as the provided data suggests the market is already valuing it significantly higher than average local sales, indicating buyers may prioritize unique lifestyle features over marginal energy efficiency gains.
Amenities
Limited Public Transport: The area is outside Dublin and lacks specific data on bus routes, train stations, or Luas/DART stops, suggesting reliance on private transport.
Local Services Sparse: Specific educational facilities, healthcare providers, shopping centres, and lifestyle amenities for Radharc an TSléibhe are not detailed, implying a need to travel for most services.
Family & Childcare Gaps: Without specific names for schools, colleges, childcare, or family services, assess this as a potentially less family-centric location without further investigation.
Hypothesis: Given the lack of specific public transport routes and named local amenities in the provided data, properties in Radharc an TSléibhe, Borris, Co. Carlow are likely valued on their rural seclusion and intrinsic property qualities rather than proximity to urban conveniences, suggesting that future infrastructure development in public transport or local services could significantly boost property values and appeal.
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.