128 The Hermitage, Portlaosie, Co. Laois, R32 N67P
4 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 1 Bath · 120m² · House
Market Position
Priced Above Local Sales
At €295,000, 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 · 15mo 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 · 18% 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
€295,000
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
15 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 |
|---|---|---|---|
| 110 The Hermitage, Portlaoise, Laois, Laois | 2025-10-21 | 110m² | |
| 33 Ratheven Close, Portlaoise, Co Laois, Laois | 2024-05-24 | 81.2m² |
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
Energy Efficiency: The B BER rating indicates a good level of energy efficiency, likely resulting in annual energy costs of approximately €1,200-€1,600, which is significantly lower than E-rated properties in the area (estimated €2,000-€2,600).
Space Efficiency: With 120m² of space and 3 bedrooms, the property offers a reasonable 40m² per bedroom, which is competitive for the area.
Value Optimization: While the BER is good, investing in further insulation or upgrading to a B1/A3 rating could potentially cost €5,000-€8,000 and add €10,000-€15,000 to its market value, further enhancing its long-term appeal.
Hypothesis: Given the B BER rating, this property's current market value is likely enhanced by €8,000-€12,000 compared to a similar property with a D-rated BER, reflecting the growing demand for energy-efficient homes.
Amenities
Transport Connectivity: While specific bus routes and train stations serving Portlaoise are not detailed in the provided data, being outside Dublin implies reliance on local bus services or potentially a train station in Portlaoise town centre for wider connectivity.
Local Facilities: The area, being within Portlaoise, would likely offer access to amenities such as Scoil Mhuire Primary School, Portlaoise General Hospital, and various retail outlets in the town centre, supporting daily life.
Walkability: Without specific walking route data, the walkability is assumed to be typical of a suburban setting, with essential services potentially requiring short drives rather than being immediately adjacent.
Hypothesis: The 'Outside Dublin' classification suggests that while Portlaoise offers local amenities, its value proposition will be heavily influenced by the quality and frequency of public transport links to larger employment hubs, which could be a factor in long-term rental demand or commuting convenience.
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.