16 Lake Glade, Kilminchy, Kilminchy, Co. Laois, R32 Y6KN
12 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 5 Bed · 3 Bath · 137m² · Semi-D
Market Position
Priced Within Local Sold Range
At €360,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 10mo 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 €360,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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 3.0km
10 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| 97 Lake Drive, Kilminchy, Co Laois, Laois | 2024-12-03 | — | |
| 17 Lake Ave, Kilminchy Estate, Laois, Laois | 2026-01-30 | 120m² |
Transactions within a 3.0km 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 B3 Advantage: With a B3 BER rating, this property offers good energy efficiency, likely translating to annual energy cost savings of approximately €800-€1,200 compared to properties with a D-rated BER within the same size category.
Details
- Spacious Configuration: The 137m² floor area with 5 bedrooms makes this property larger than the median 3-bedroom properties sold within 100km over the past 180 days, offering substantial living space that appeals to larger families or those seeking home office options.
- Value Optimization Opportunity: Upgrading the B3 BER to a B2 rating could cost an estimated €3,000-€6,000 and potentially increase the property's value by €5,000-€10,000, representing a strategic investment in long-term energy efficiency and market appeal.
- Hypothesis: Given that 100% of properties in the 100km radius data have an unknown BER, the clear B3 rating of this property positions it uniquely, suggesting that properties with transparent and good BER ratings will continue to outperform in terms of resale value and buyer preference, with an estimated 3-5% valuation uplift over the next year compared to unrated properties.
Amenities
Transport Links: While specific routes are not provided for Kilminchy, Co. Laois, properties in similar towns often benefit from local bus services connecting to larger transport hubs like Portlaoise train station, which offers direct services to Dublin Heuston.
Details
- Local Services Access: The area typically offers essential amenities such as local shops, primary schools like Kilminchy National School, and healthcare facilities in Portlaoise town, approximately a 10-minute drive away.
- Green Space and Recreation: Kilminchy is known for its proximity to natural landscapes and potentially local parks or walking trails around the lakes, contributing to a quality of life often sought by residents in suburban settings.
- Hypothesis: The absence of specific public transport routes (bus, Luas, DART) in the provided data for Kilminchy suggests a reliance on private transport, meaning properties that offer enhanced connectivity through future infrastructure development or improved local bus services could see a disproportionately high increase in value, potentially adding 7-12% to their market price within five 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 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.