11 Cilleithne Gardens, Bellingham, Portlaoise, Co. Laois, Portlaoise, Co. Laois, R32 K4H3
12 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 3 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €345,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 5mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 €345,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
12
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 26 Brescula Close, Bellingham, Mountrath Road, Laois | 2025-11-24 | 123m² | |
| Karapiro, Boughlone, Portlaoise, Laois | 2024-12-13 | 162m² |
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
Exceptional BER Rating: The A3 BER rating signifies high energy efficiency, with annual energy costs likely in the range of €800-€1,200 compared to €1,800-€2,200 for a D-rated property of similar size, offering significant long-term savings.
Space Efficiency: At 120m² with 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and amenities, providing approximately 40m² per bedroom and an equal number of bathrooms to bedrooms, indicating comfortable proportions.
Value Optimization Potential: While the A3 BER is excellent, further small investments, such as smart home integration or solar panel enhancements (costing €2,000-€5,000), could potentially boost the property's value by an additional €5,000-€10,000, capitalizing on the existing energy efficiency.
Hypothesis: The property's €375,357 estimated value, despite an asking price of €345,000, suggests that the A3 BER and overall quality are being recognized in the valuation, and a buyer willing to pay closer to the estimated value could secure a property with substantial immediate and future energy cost benefits.
Amenities
Connectivity to Portlaoise Town: While specific bus routes or train station names are not provided for R32K4H3, Portlaoise town centre is accessible, which typically offers national bus services and the Portlaoise train station for connections to Dublin and other major cities.
Local Services: The Portlaoise area generally provides a range of amenities including multiple supermarkets (e.g., Tesco, Dunnes Stores), schools like Scoil Mhuire and Portlaoise College, and healthcare facilities such as Portlaoise General Hospital.
Recreational Access: Bellingham likely offers access to local green spaces and parks within or near Portlaoise, such as the Heritage Park, providing opportunities for outdoor activities and family leisure.
Hypothesis: Given Portlaoise's role as a key hub in Co. Laois, properties in areas like Bellingham are likely to see sustained interest due to the town's improving infrastructure and connectivity, with potential for further enhancement as regional development plans progress.
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.