19 Droimnín, Stradbally, Ballaghmore, Co. Laois, R32 V308
5 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €275,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
5 closed sales nearby · 18mo recency · Low 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
18 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Cill Beg Manor, Stradbally, Laois, Laois | 2024-02-08 | 105.9m² | |
| 7 Vicarstown Road, Stradbally, Co Laois, Laois | 2024-10-03 | 41.8m² |
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
BER Upgrade Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Generous Floor Area: The 120m² floor area provides ample living space, fitting the 'Large' size category, which is competitive within its 10km radius where the median sale price properties tend to be smaller.
- Value Optimization Potential: The current configuration of 2 bedrooms and 2 bathrooms, while functional, could be a limiting factor for family buyers; converting it to a 3-bedroom property, if structurally feasible, could significantly enhance future resale value.
- Hypothesis: Given that 100% of properties within a 100km radius had an unknown BER rating in the last 90-180 days, this property's D2 rating, while not ideal, is transparent and offers a clear opportunity for value enhancement through targeted energy upgrades that are currently under-represented in broader market data.
Amenities
Limited Local Transport: As the property is located outside Dublin, there are no Luas, DART, or specific Dublin Bus routes listed as directly serving Ballaghmore, indicating a reliance on private transport for commuting.
Details
- Nearby Schools and Services: The area is served by Stradbally National School and Heywood Community School for education, while Portlaoise Hospital is the primary healthcare facility within reasonable driving distance.
- Rural Lifestyle Amenities: Local amenities include shops in Stradbally village, with larger retail options available in Portlaoise town. Recreational opportunities are present through local GAA clubs and the scenic Slieve Bloom Mountains nearby.
- Hypothesis: The current market data shows no direct public transport links within the provided metrics, suggesting that an investment in improving local road infrastructure or establishing a local shuttle service to a nearby train station like Portlaoise could significantly boost property values and buyer appeal.
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.