47 Ashewood Walk, Portlaoise, Co. Laois, R32 EH21
7 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 4 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
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.
7 closed sales nearby · 13mo recency · Moderate 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 7 verified local sales · Moderate 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
7 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 · 11% 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
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
13 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 48 Ashewood Walk, Summerhill Lane, Portlaoise, Laois | 2025-09-03 | 130m² | |
| 129 Ashewood Walk, Summerhill Lane, Portlaoise, Laois | 2025-02-21 | 96m² |
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
Exceptional BER Rating: The A3 BER rating is significantly better than the 100km_180d_ber_unknown_pct of 100.0, indicating superior energy efficiency and potentially saving €1,000-€1,400 annually on energy costs compared to D-rated properties.
Details
- Spacious Configuration: With 120m² and 4 bedrooms, this property is larger than the 100km_180d_median_beds of 3 and 100km_180d_median_baths of 2, offering more space than the average in the wider market.
- Value Optimization Opportunity: Upgrading a property from a D to B2 BER rating typically costs €8,000-€12,000 but can increase property value by €15,000-€20,000; this A3 rating already maximizes this potential.
- Hypothesis: The property's A3 BER rating, combined with its ample size and 4 bathrooms, positions it as a premium offering in terms of modern living standards and energy efficiency, likely to command a higher resale value and attract buyers prioritizing long-term cost savings and comfort.
Amenities
Connectivity Hub: Portlaoise is served by multiple Bus Éireann routes, offering connectivity to surrounding towns and cities, and importantly, the Portlaoise train station provides direct rail links to Dublin.
Details
- Local Amenities Abound: Residents have access to St. Mary's CBS Primary School, Portlaoise Educate Together National School, and Portlaoise College, along with Portlaoise General Hospital and the town's central shopping district, including Dunnes Stores and Tesco.
- Active Lifestyle Options: The area boasts the expansive O'Moore Park for sporting events, along with local parks such as Fitzmaurice Place, and numerous cafes and restaurants in the town centre, promoting a vibrant community life.
- Hypothesis: The strategic investment in the Portlaoise town centre and the ongoing development of transport infrastructure, including potential enhancements to the train service, indicate a commitment to improving local amenities and connectivity, which is likely to drive increased property demand and value appreciation in Ashewood Walk and its vicinity.
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.