12 Rathmiles Grove, Killenard, Portarlington, Co. Laois, R32 DY02
6 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 5 Bed · 5 Bath · 263m² · Detached
Market Position
At the Upper End of Local Sales
At €695,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
6 closed sales nearby · 13mo recency · Moderate 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
These signals interact — full analysis in report.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±19%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 Carriglea, Killenard, Co Laois, Laois | 2025-11-26 | 285.2m² | |
| 7 Rathmiles Ave, Killenard, Portarlington, Laois | 2025-09-08 | 234m² |
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 Energy Efficiency: With a B3 BER rating, this property is reasonably energy efficient; upgrading to a B2 rating (estimated €3,000-€5,000 cost) could improve annual energy savings by an estimated €150-€250 compared to its current rating, while a jump to B1 could save a further €100-€150.
Size Advantage: The 263m² size of this detached 5-bedroom property is significantly larger than the typical 5-bedroom detached homes which might be closer to 200-220m², offering excellent space efficiency for its type.
Value Optimization Potential: While the B3 BER is good, focusing on minor insulation and heating system upgrades (estimated €5,000-€8,000) could push the BER towards B2, potentially increasing the property's value by €10,000-€15,000 in this market.
Hypothesis: Given that the 1km median sale price for same broad type is €850,000 and this property is listed at €695,000 with a B3 BER, a targeted €10,000-€15,000 investment in improving the BER to B1 or B2 could unlock a significant portion of that €155,000 price gap, making it a high-return renovation opportunity.
Amenities
Transport Connectivity: While not directly served by Dublin Bus routes, train services from nearby Portarlington (approx. 6km) offer direct links to Dublin Heuston, providing commuter access.
Local Shopping: The nearest significant retail hubs would likely be in Portarlington or the larger towns in the wider Laois region, with local options in Killenard itself likely limited to essential services.
Healthcare Access: Access to local pharmacies and GP services would be available in Portarlington, with Portlaoise General Hospital located approximately 20-25km away for more comprehensive healthcare needs.
Hypothesis: The property's 'outside Dublin' classification, despite its distance from the city, suggests that the local infrastructure, particularly public transport links to Dublin, is a key determinant of its valuation compared to properties within closer commuting zones, necessitating a reliance on private transport for most amenities and employment.
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.