42 Rossdarragh Hill, Portlaoise, Co. Laois, R32 K7XK
24 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 4 Bed · 3 Bath · 118m² · Semi-D
Market Position
Priced Above Local Sales
At €345,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
24 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
24
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±8%
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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Rathevan View, Borris Rd, Portlaoise, Laois | 2025-11-27 | 142.8m² | |
| 33 Rossdarragh Hill, Portlaoise, Laois, Laois | 2025-05-14 | 119m² |
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 B3 Advantage: A B3 BER rating suggests moderate energy efficiency, with potential annual savings of €700-€1,000 compared to a D-rated property of similar size (estimated D-rated cost: €1,500-€2,000 annually).
Spacious Family Home: With 118 sqm and 4 bedrooms, this property offers a good balance for families, aligning well with the 3.0 bathrooms, providing ample living space relative to typical local offerings.
Value Optimization Opportunity: While BER B3 is decent, achieving a B2 or A3 rating through targeted insulation and heating upgrades (estimated cost: €5,000-€8,000) could enhance the property's long-term value and marketability by an estimated €8,000-€12,000.
Hypothesis: The prevalence of 4-bedroom semi-detached homes with B3 BER ratings in this area suggests a market segment built in the last 15-20 years, where energy efficiency was a growing consideration but not yet at the peak standards of modern builds, creating an opportunity for value uplift through targeted upgrades.
Amenities
Transport Hub Proximity: While specific routes aren't listed, Portlaoise typically benefits from national bus services like JJ Kavanagh & Sons and Expressway services connecting to Dublin and other major towns, with the Portlaoise train station providing rail links.
Local Education Access: Portlaoise town centre, typically within a short drive, offers multiple primary schools like Scoil Bhríde and secondary schools such as Portlaoise College, catering to diverse educational needs.
Healthcare and Retail Hub: Portlaoise offers accessible healthcare with the Midland Regional Hospital Portlaoise and a range of retail options including the Laois Shopping Centre with major supermarkets like Tesco.
Hypothesis: The location outside Dublin but within a county town like Portlaoise implies a buyer profile seeking a balance between commuter access and more affordable living, where the availability of essential services like schools, healthcare, and shopping within a 5-10 minute drive is a key driver of demand, rather than direct public transport links to a city centre.
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.