42b The Garden Village, Portlaoise, Portlaoise, Co. Laois, R32 CA46
11 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 69m² · Apartment
Market Position
Priced Within Local Sold Range
At €165,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 13mo 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €165,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. 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
11
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±6%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 43b The Garden Village, Mountmellick Rd, Portlaoise, Laois | 2025-05-26 | 69m² | |
| Apt 5, Garden Village, Portlaoise, Laois | 2025-03-20 | 62m² |
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 Investment Potential: With a C1 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000. Current annual energy costs are estimated at €1,400-€1,800, compared to €800-€1,200 for B-rated properties of this size, offering a clear return on investment.
Details
- Compact Living Space: At 69.0m², this 2-bedroom apartment offers a reasonable size for its type, but falls below the median of 3 bedrooms and 2 bathrooms observed in nearby markets (100km radius: median 3 beds, 2 baths), potentially limiting its appeal to larger households or those seeking more space.
- Value Optimization Opportunity: The significant difference between the asking price (€165,000) and the property's estimated value (€267,053.25) presents an opportunity for value optimization through strategic upgrades, particularly to improve its BER rating and align it more closely with the median specifications of the wider market.
- Hypothesis: The C1 BER rating, while not ideal, represents a key opportunity for a buyer to add significant value through targeted energy efficiency upgrades. Investing in improvements could not only reduce annual running costs by an estimated €600-€1,000 but also enhance the property's marketability and resale value, potentially bridging the gap between its current asking price and the estimated value.
Amenities
Transport Links: While the specific address is in Portlaoise, Co. Laois, detailed transport route data for this specific location is not provided, meaning its connectivity to Dublin Bus routes, train stations (like Portlaoise Train Station), or Luas/DART services requires further on-ground verification.
Details
- Local Services: Portlaoise town centre, located approximately 2km away, offers a range of amenities including Portlaoise Shopping Centre, various supermarkets like Dunnes Stores and Tesco, and healthcare facilities such as Portlaoise General Hospital and local pharmacies, providing essential services within reasonable proximity.
- Educational & Family Focus: The area is served by several educational institutions, including Portlaoise College and Holy Family School, as well as childcare facilities like Little Stars Creche, making it a potentially family-friendly location, though specific distances need to be confirmed.
- Hypothesis: Given Portlaoise's status as a county town with a substantial population, and its position on key national transport routes like the M7 motorway, this apartment, despite the lack of granular transport data provided, likely benefits from good local connectivity. Future infrastructure developments, such as potential enhancements to the Portlaoise train service or new residential developments, could further bolster its appeal and value.
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.