44 Carmody Way, Fairgreen, Portlaoise, Co. Laois, R32 DY9C
22 homes sold nearby. See what they went for — and what to bid on this one.
€248,000 · 3 Bed · 2 Bath · 85m² · Semi-D
Market Position
Below Typical Sale Prices
At €248,000, 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.
22 closed sales nearby · 12mo 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 €248,000, 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 €12,400 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €248,000, 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.
€12,400
That's what overbidding by just 5% on a €248,000 home costs you — before interest.
A €19 check before a €248,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
22
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±20%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 36 Carmody Way, Fairgreen, Portlaoise, Laois | 2025-07-04 | 88m² | |
| 5 Carmody Sq, The Fair Green, Portlaoise, Laois | 2025-08-15 | 75m² |
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
Energy Efficiency: A C1 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €10,000-€15,000.
Space Utilization: At 85m², this 3-bedroom, 2-bathroom semi-detached property offers a standard living space that aligns with typical family needs in the area.
Value Optimization: The current asking price of €248,000 is below the estimated value of €263,857, presenting an opportunity for buyers to acquire the property at a discount and potentially invest in upgrades.
Hypothesis: Given that the average sale price per square meter within 1km is €2,747, this property's €2918 per sqm asking price is slightly above the immediate micro-market average, suggesting that any renovation or upgrade focused on enhancing the C1 BER rating could be a key differentiator in achieving a premium over the current average sale price per sqm.
Amenities
Transport Links: While specific bus routes and train stations serving Portlaoise directly are not detailed in the provided data, its 'Outside Dublin' location implies reliance on national road networks (M7) and local public transport for connectivity.
Local Facilities: Portlaoise town centre offers a range of amenities including supermarkets like Tesco and Dunnes Stores, healthcare facilities, and educational institutions such as Scoil Phádraig and Portlaoise College.
Walkability: The Fairgreen area of Portlaoise is generally considered walkable, with access to local shops, parks like the Peoples Park, and community facilities within a reasonable distance for residents.
Hypothesis: Portlaoise's designation as a regional centre in Co. Laois, coupled with its strategic location along the M7 motorway, positions it as a strong commuter town; however, the absence of specific public transport route numbers in the data suggests that for buyers prioritizing direct links to major cities like Dublin, a car will remain essential, potentially impacting long-term rental yields compared to towns with superior rail connectivity.
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.