25 Aghnaharna Court, Stradbally Road, Portlaoise, Co. Laois, R32 E6RH
23 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 3 Bath · Semi-D
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Market Position
At the Upper End of Local Sales
At €350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
23 closed sales nearby · 11mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months.
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
Financial Exposure · 20% 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
€350,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
23
Transactions Analysed
Within 1.5km
11 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Aghnaharna Court, Portlaoise, Laois, Laois | 2024-11-22 | — | |
| 32 Summerhill, Stradbally Rd, Portlaoise, Laois | 2025-01-27 | 136m² |
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 C1 upgrade potential: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Spacious family home: With 120m² and 4 bedrooms, this property offers more space than the median 3-bedroom properties common in the 100km radius market.
- Value optimization: The 4-bedroom, 3-bathroom configuration aligns with higher demand segments, but optimizing the C1 BER rating through energy efficiency upgrades could unlock further value and market appeal.
- Hypothesis: Despite the C1 BER rating, the property's 3 bathrooms may represent a point of over-specification for the local market, as the median number of bathrooms within a 100km radius is 2.0, potentially indicating a niche appeal or a slight mismatch with typical buyer preferences that could impact resale value if not addressed through strategic marketing.
Amenities
Transport links: The property is located in Portlaoise, which is served by the national rail network via Portlaoise train station, offering direct services to Dublin Heuston, and is connected by Bus Éireann routes such as the 738 and 740 to Dublin and other regional centres.
Details
- Local education and healthcare: The area is well-served by educational facilities including Scoil Mhuire Primary School and Portlaoise CBS, with Portlaoise General Hospital providing comprehensive healthcare services nearby.
- Retail and lifestyle: Residents have access to retail hubs like the Kyle Centre and Dunnes Stores in Portlaoise, alongside local eateries and the popular Emo Court Park for recreational activities.
- Hypothesis: The relatively limited walkability and reliance on public transport or car for amenities, as evidenced by the distance to Portlaoise town centre, suggests that properties within walking distance to all essential services (schools, shops, transport hubs) in Portlaoise would command a significant location premium, likely exceeding 15% compared to properties like this one.
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.