48 Silverwood, Mountmellick, Mountmellick, Co. Laois, R32 TE29
8 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 4 Bed · 3 Bath · 117m² · Detached
Market Position
Priced Within Local Sold Range
At €270,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 12mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €270,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above 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 · Moderate
8
Transactions Analysed
Within 3.0km
12 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Canal House, Harbour St, Mountmellick, Laois | 2024-04-23 | 177m² | |
| 1 Silverbrook, Mountmellick, Co Laois, Laois | 2025-05-30 | 113m² |
Transactions within a 3.0km radius and 24-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 Upgrade Potential: With a D1 BER rating, upgrading this 117m² property to a B2 rating could cost an estimated €8,000-€15,000, potentially increasing its market value by €15,000-€25,000 and offering significant return on investment.
Details
- Annual Energy Savings: Improving the BER from D1 to B2 could reduce annual energy costs from an estimated €1,800-€2,200 to €800-€1,200 for a property of this size, saving a buyer €1,000-€1,400 annually.
- Spacious Family Home: The property's 117m² size with 4 bedrooms and 3 bathrooms is well-above the median of 3 bedrooms and 2 bathrooms for sales within a 10km radius over the past 180 days, offering ample space for a growing family.
- Hypothesis: Value Through Efficiency: Properties with lower BER ratings like D1 in Mountmellick represent a unique investment opportunity, as the local market's robust growth and high percentage of sales above asking suggest that buyers are willing to invest in homes that offer immediate value and the potential for substantial long-term savings and increased resale value through energy efficiency upgrades.
Amenities
Local Transport Options: The property benefits from access to Bus Éireann Route 834, providing connectivity between Mountmellick, Portlaoise, and Tullamore, with Portlaoise Train Station approximately 15-20km away offering intercity rail services.
Details
- Family-Friendly Education: Families will appreciate proximity to local schools such as St. Joseph's B.N.S. and Scoil Phádraig for primary education, and Mountmellick Community School for secondary education, all within a reasonable distance.
- Essential Local Services: Residents have convenient access to essential amenities including SuperValu Mountmellick for groceries, Mountmellick Primary Care Centre for healthcare, and local pharmacies, ensuring daily needs are easily met within the town.
- Hypothesis: Community Hub Potential: Mountmellick's strong community infrastructure, including schools, local shops, and accessible healthcare facilities, positions it as an increasingly desirable residential hub for families seeking a balanced lifestyle outside of larger urban areas, particularly as hybrid work models make proximity to city centers less critical.
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.