Tostal Cottage, Kilkenny Road, Carlow, Co Carlow, R93 CR90
4 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 1 Bed · 1 Bath · 74m² · Detached
Market Position
Priced Above Local Sales
At €260,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Financial Exposure · 24% 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
€260,000
Above transaction median
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
13 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 |
|---|---|---|---|
| No 11 The Numbers, Graiguecullen, Carlow Post, Laois | 2024-12-17 | 87m² | |
| No 10 The Numbers, Graiguecullen, Carlow Post, Laois | 2025-05-30 | 50m² |
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
Significant BER Upgrade Needed: With a G BER rating, upgrading to a C2 rating would likely cost €12,000-€18,000, potentially increasing the property's value by €18,000-€25,000 and reducing annual energy costs by an estimated €1,500-€2,000 compared to its current state.
Size Efficiency: At 74.0m², the property offers a compact living space with 1 bedroom, which is smaller than the median of 3 bedrooms and 2 bathrooms in the 10km radius market over the last 180 days.
Value Optimization Opportunity: Investing €12,000-€18,000 to improve the BER from G to C2 could unlock an estimated €18,000-€25,000 in value uplift, transforming a significant drawback into a market advantage.
Hypothesis: The current G BER rating creates a substantial barrier for energy-conscious buyers, and the market will continue to discount properties with this rating by at least 15-20% compared to similarly sized D-rated homes until significant upgrades are made.
Amenities
Transport Connectivity: The property is served by Bus Éireann route 360, connecting to Carlow town centre and surrounding areas, with the nearest stop approximately 800m away.
Local Services Access: Within a 3km radius, residents have access to Carlow Shopping Centre, multiple pharmacies, and Carlow Town Park, offering convenient retail and recreational options.
Healthcare Proximity: Carlow District Hospital is located approximately 2.5km from the property, ensuring accessible healthcare services for residents.
Hypothesis: Despite its 'outside Dublin' classification, the property's direct bus route to Carlow town centre provides a viable commuting option to employment hubs within the town, and with potential future infrastructure investment in regional connectivity, its appeal to a wider commuter base could increase.
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.