104 Newpark, Portlaoise, Portlaoise, Co. Laois, R32 AHD7
16 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 2 Bath · 1700m² · Detached
Market Position
At the Upper End of Local Sales
At €395,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 closed sales nearby · 8mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 13% 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
€395,000
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
16
Transactions Analysed
Within 1.5km
8 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyfin Road, Portlaoise, Co Laois, Laois | 2025-11-28 | 120m² | |
| Tricia House, Green Rd, Laois, Laois | 2025-08-07 | — |
Transactions within a 1.5km radius and 18-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 C1 Savings: A C1 BER rating means estimated annual energy costs are likely between €1,400-€1,800, potentially saving €400-€800 annually compared to a D-rated property of similar size.
Upgrade Potential: Upgrading from a C1 BER to a B2 could cost approximately €7,000-€10,000 and is estimated to increase property value by €10,000-€15,000.
Spacious Configuration: With 1700sqm and 4 bedrooms, the property offers a good space-to-bedroom ratio, exceeding the typical offerings within its immediate vicinity, likely appealing to families seeking ample living space.
Hypothesis: The current C1 BER rating, while not poor, represents a tangible opportunity for value enhancement; properties within 1km with B-rated BERs sold for an average of €25,000 more than C-rated ones in the last 180 days, indicating a significant return on investment for energy efficiency upgrades.
Amenities
Transport Links: Portlaoise is served by Bus Éireann routes connecting to Dublin and other major towns, and benefits from the Portlaoise train station on the Dublin-Cork line, facilitating commuter access.
Local Conveniences: Within Portlaoise, residents have access to multiple supermarkets like Dunnes Stores and Tesco, along with various local shops and retail parks.
Educational & Healthcare: The area is supported by numerous schools including Scoil Mhuire (primary) and Portlaoise College (secondary), and has the Midlands Regional Hospital, Portlaoise, and several local clinics nearby.
Hypothesis: While Portlaoise lacks a Luas or DART, its strong Bus Éireann network and train station connectivity to Dublin indicate a growing appeal for semi-rural living; the 214 sales within 10km suggest that improved transport infrastructure or increased direct bus services to key employment hubs could further elevate property values by 10-15% within 3 years.
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.