the paddocks, ballinree, borris, co. carlow, r95 na44
12 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 4 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €750,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
12 closed sales nearby · 20mo 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
Before you bid €750,000, 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 €37,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €750,000, 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.
€37,500
That's what overbidding by just 5% on a €750,000 home costs you — before interest.
A €19 check before a €750,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €750,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 is positioned above the size-adjusted median. 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
Financial Exposure · 143% 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
€750,000
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 · High
12
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballinree, Borris, Carlow, Carlow | 2024-03-13 | — | |
| Ballinree, Corries, Bagnalstown, Carlow | 2024-03-15 | 63m² |
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
Elite Energy Efficiency: Boasting an A3 BER rating, this property offers significant annual energy cost savings of €1,000 to €1,400 compared to typical D-rated properties of similar size, which face estimated annual costs of €1,800-€2,200.
Details
- Spacious Family Living: At 120m² with 4 bedrooms, this detached home provides ample living space, aligning well with the 4-bedroom median found in the immediate 5km radius and offering more space than the 3-bedroom median prevalent in the wider 10km area.
- Optimal Layout: With 2 bathrooms, the property offers practical functionality and convenience for a 4-bedroom home, matching the median bathroom count in the 10km radius and enhancing its appeal for family buyers.
- Hypothesis: Given its A3 BER rating and generous size, this property is poised to attract energy-conscious buyers seeking modern, low-maintenance homes, potentially setting a new benchmark for premium, sustainable living in the Borris area, despite the local market's current price trends.
Amenities
Rural Transport Access: While not served by DART or Luas, the property offers regional connectivity via Local Link Carlow bus routes, such as Route 879 linking Borris to Carlow, with the nearest main train stations located in Carlow Town or Kilkenny (approximately 25-30km away).
Details
- Essential Local Facilities: Families benefit from close proximity to educational facilities like Borris National School and Borris Community School, alongside essential healthcare services available at Borris Medical Centre and Borris Pharmacy within Borris village.
- Lifestyle & Recreation Hub: Residents can enjoy local amenities including SuperValu Borris for grocery needs, dining at the renowned Step House Hotel, and recreational opportunities at the historic Borris House Estate and along the scenic River Barrow towpath.
- Hypothesis: The property's primary appeal for buyers hinges on its access to a self-sufficient local village and abundant natural amenities, suggesting that its value proposition strongly targets those prioritizing a tranquil rural lifestyle and strong community ties over direct urban commuting convenience.
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.