"Shabeg House", Main Street, Borris, Co. Carlow, R95 X5CH

0 homes sold nearby. See what they went for — and what to bid on this one.

€745,000 · 5 Bed · 3 Bath · 260m² · Semi-D

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €745,000, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.

Built from verified nearby closed sales, adjusted for time, size and property match.
Sources: PPR, SEAI, OPW, planning records.

Bid Model Unavailable

Not enough closed transaction data for this property.

We found 0 comparable transactions within 1.5km over the past 18 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.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

8pending nearby

Nearest: 38m from this property

3 material developments within 200m

19 total on record · 11 granted

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

8 closed sales within 1.5km · 24 months.

Asking €745,000 sits above the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Low sample size (8 transactions) — interpret with caution.

Asking €745,000HighTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

High

vs. closed sales

Filters: 1.5km · 24m · Unlock to adjust

Statistical Confidence · Low

Transactions Analysed

Within 1.5km

—

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

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

Full methodology →

Local Market Notes

Property Quality

BER Upgrade Potential: With an unknown BER rating (SI_666), upgrading from an assumed D-rating to a B2 could cost an estimated €8,000-€12,000, yet potentially increase the property value by €15,000-€20,000.

Details

Exceptional Scale: Spanning 260m² with 5 bedrooms and 3 bathrooms, Shabeg House is notably larger than the local median property size of 3 beds and 2 baths, offering expansive living space unique to the area.
Investment in Space: The property's '2X Very Large' size category presents a compelling opportunity for buyers seeking substantial living or development potential, distinguishing it from typically smaller homes found within a 50km radius.
Hypothesis: The exceptionally large size and high room count of Shabeg House position it as a 'trophy' property in Borris, appealing to a niche buyer who prioritizes scale and privacy over typical market value metrics, possibly accepting a higher price per square meter due to its unique offering.

Amenities

Local Transport Options: While not on a major rail or Luas line, Borris benefits from Local Link Carlow bus services and is approximately 15km from Bagenalstown Train Station, providing regional rail connectivity.

Details

Convenient Local Services: The property is ideally located within walking distance to Borris National School, Borris Vocational School, local GP clinics, and Borris Pharmacy, ensuring essential services are easily accessible for residents.
Vibrant Community Lifestyle: Residents can enjoy immediate access to SuperValu Borris and various local shops on Main Street, alongside lifestyle amenities such as Borris House, Borris Golf Club, and The Step House Hotel & Restaurant.
Hypothesis: Borris's appeal as a tranquil rural town with strong community amenities, including local schools and essential services, suggests that buyers prioritize a 'slow-living' lifestyle and convenience of local access over extensive public transport options typically found in larger urban centres.

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.