Wells,, Bagenalstown,, Co. Carlow, R21 K256
26 homes sold nearby. See what they went for — and what to bid on this one.
€448,950 · 4 Bed · 2 Bath · 221m² · Bungalow
Market Position
Priced Within Local Sold Range
At €448,950, this home is priced within the typical range of 26 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
26 closed sales nearby · 22mo 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 €448,950, 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 €22,448 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €448,950, 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.
€22,448
That's what overbidding by just 5% on a €448,950 home costs you — before interest.
A €19 check before a €448,950 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
26 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 below the median of comparable sales, suggesting favourable entry conditions. 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 · High
26
Transactions Analysed
Within 5.0km
22 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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Wells Royal Oak, Bagenstown, Royal Oak, Carlow | 2024-10-15 | 80m² | |
| 36 The Green Ashfield Bagenalstown, Carlow, Carlow | 2024-05-20 | 96.7m² |
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
BER Rating Impact: With an 'E' BER rating, significant energy efficiency upgrades are needed, estimated to cost €10,000-€15,000 to reach a 'C' rating, which could increase the property's value by €15,000-€20,000.
Size vs. Value: At 221 sqm, this is a substantial bungalow, but its 'E' BER rating likely suppresses its per-square-meter value significantly compared to properties with better energy efficiency.
Upgrade Opportunity: Investing €15,000-€20,000 in insulation, heating upgrades, and window replacements to achieve a 'B' BER rating could potentially add €25,000-€30,000 to its market value, improving its long-term appeal.
Hypothesis: The 'E' BER rating presents a substantial opportunity for value creation; an owner investing in a full energy retrofit to achieve a 'B' or 'A' rating could unlock a valuation uplift exceeding the renovation costs, particularly if neighbouring properties have higher BERs.
Amenities
Connectivity Limitations: Bagenalstown's connectivity relies primarily on local roads and regional bus services; there are no direct Luas, DART, or train stations within immediate proximity serving this specific R21K256 postcode.
Local Services Access: Bagenalstown offers essential services including local shops like Gala and Centra, primary schools such as St. Laserian's National School, and healthcare facilities, indicating a functional local community.
Family Amenities: The area provides family-oriented amenities such as Bagenalstown Playground and sporting facilities, catering to local family needs but lacking extensive regional attractions within easy reach.
Hypothesis: The property's location, described as 'Outside Dublin', likely means that while Bagenalstown offers a self-sufficient rural lifestyle, its value proposition is heavily tied to local amenities rather than commuter benefits, with the lack of direct public transport links to major employment hubs limiting its appeal to a niche buyer pool.
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.