41 Borris Road , Portlaoise, Co. Laois, Portlaoise, Co. Laois, R32 FV1F
0 homes sold nearby. See what they went for — and what to bid on this one.
€249,999 · 9993 Bed · 1 Bath · 94m² · Terrace
Market Position
Limited Transaction Data
At €249,999, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 comparable transactions within 1.5km over the past 18 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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 Efficiency Gap: The C3 BER rating, while average, represents an opportunity to significantly enhance value. Upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Details
- Spacious Layout Opportunity: With 9993 bedrooms and 94.0m², the bedroom count is highly anomalous. If interpreted as a 3-bedroom property (typical median), the 94.0m² size is consistent with the median 3-bedroom property size in the area.
- Value Optimization: The current asking price of €249,999 for a 94.0m² terrace property with a C3 BER is below the €300,000 median sale price for similar properties within 100km, offering significant potential for value uplift through strategic upgrades.
- Hypothesis: Given the anomalous 9993 bedrooms, it's highly probable the property is a standard 3-bedroom dwelling. If so, the true value lies in addressing the C3 BER to align with the typically higher median BER ratings (often B-rated in newer or renovated properties within the 10km radius) and maximizing the 94m² footprint, which would likely command a premium over the current asking price and local median sales.
Amenities
Transport Connectivity: While specific routes serving Borris Road are not detailed in the provided data, Portlaoise generally benefits from national bus services like Bus Éireann, and is served by the Portlaoise train station, offering direct links to Dublin.
Details
- Local Services Accessibility: Portlaoise town centre, within a short drive, offers a range of amenities including Dunnes Stores, Tesco, and local pharmacies like HSE Primary Care Centre Pharmacy, alongside St. Fintan's Primary School and Portlaoise Hospital.
- Walkability & Local Amenities: The property is located in Portlaoise, a town with developed pedestrian infrastructure. Local amenities are concentrated in the town centre, accessible by a short drive or moderate walk, including restaurants like Kelly Lou Cakes and parks such as the Esker Hills Park.
- Hypothesis: The 'Outside Dublin' classification for this property at R32FV1F, Portlaoise, suggests a commuter town dynamic. The presence of a train station and national bus services, combined with ongoing infrastructure development in such towns, indicates potential for future value appreciation driven by improved connectivity and growing residential appeal to those seeking alternatives to higher Dublin property prices.
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.