2 Maryborough Crescent, Portlaoise, Portlaoise, Co. Laois, R32 PT78
9 homes sold nearby. See what they went for — and what to bid on this one.
€190,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Below Typical Sale Prices
At €190,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
9 closed sales nearby · 11mo 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 €190,000, 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 €9,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €190,000, 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.
€9,500
That's what overbidding by just 5% on a €190,000 home costs you — before interest.
A €19 check before a €190,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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 · Moderate
9
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Maryborough Crescent, Portlaoise, Laois, Laois | 2025-12-12 | — | |
| 29 Maryborough Crescent, Dublin Rd, Portlaoise, Laois | 2025-12-18 | — |
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 C2 Efficiency: The C2 BER rating suggests moderate energy efficiency, meaning annual energy costs are likely to be around €1,500-€1,900, compared to €800-€1,200 for a B-rated property of similar size.
Size Advantage: At 120m², this 2-bedroom apartment is larger than typical for its bedroom count, offering good space efficiency for its type.
Value Optimization Opportunity: Upgrading the BER from C2 to B2 could cost approximately €6,000-€9,000 and potentially increase the property's value by €9,000-€13,000, presenting a clear return on investment.
Hypothesis: Given the C2 BER rating and the prevalence of higher-rated properties in more affluent areas (indicated by higher median sale prices), investing in a BER upgrade to B2 or B1 could significantly enhance the property's appeal and marketability in Portlaoise, potentially closing the gap with higher-value comparable sales.
Amenities
Transport Connectivity: While specific bus routes and train stations for Portlaoise are not detailed in the raw data, its 'Outside Dublin' classification implies reliance on national bus services like Bus Éireann and potentially regional train services from Portlaoise Railway Station.
Local Amenities: Portlaoise offers a range of amenities including supermarkets like Dunnes Stores and Tesco, educational facilities such as Scoil Mhuire and Portlaoise College, and healthcare services at Portlaoise General Hospital.
Walkability & Services: The area's walkability would depend on its proximity to Portlaoise town centre, which typically offers a good selection of shops, cafes, and public services within a reasonable walking distance.
Hypothesis: The property's 'Outside Dublin' designation means its value will be significantly influenced by local investment in public transport and town centre regeneration projects within Portlaoise, as these factors are key drivers for non-commuter properties outside the immediate Dublin orbit.
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.