48a Lake Drive, Kilminchy, Portlaoise, Co. Laois, R32 C4EK
4 homes sold nearby. See what they went for — and what to bid on this one.
€230,000 · 2 Bed · 3 Bath · 120m² · House
Market Position
Priced Within Local Sold Range
At €230,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 14mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
14 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Castle Way, Kilminchy, Portlaoise, Laois | 2025-05-13 | 71m² | |
| 110 The Hermitage, Portlaoise, Laois, Laois | 2025-10-21 | 110m² |
Transactions within a 5.0km radius and 36-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 Rating Concern: The BER rating is pending, making it difficult to assess energy efficiency; however, for a property of 120m², upgrading from a potential D rating (typical for older properties) to a B2 could cost €8,000-€12,000 and increase its value by €15,000-€20,000.
Size and Configuration: This 120m² property with 2 bedrooms and 3 bathrooms is an unusual configuration; while offering ample bathrooms for the number of bedrooms, it may not align with typical demand for family homes in the area.
Value Optimization Opportunity: Given the pending BER and the 3 bathrooms for 2 bedrooms, a strategic renovation focusing on improving energy efficiency and potentially reconfiguring one bathroom to create a third bedroom could unlock significant value beyond the current €253,740 estimated value.
Hypothesis: The unusual 2-bed, 3-bath configuration, coupled with a pending BER, presents an opportunity for value-add through targeted renovations; if the pending BER is poor (D or below), investing in insulation and heating upgrades could yield a higher return than simply increasing bedroom count, especially if the local market favors energy-efficient, lower-maintenance homes.
Amenities
Transport Connectivity: While specific routes are not detailed, Portlaoise is served by Bus Éireann routes, connecting to Dublin, and has a train station offering commuter services.
Local Facilities: The area is likely to benefit from Portlaoise town's amenities including schools like Scoil Mhuire, Portlaoise CBS, and Portlaoise College, as well as healthcare facilities such as Portlaoise General Hospital.
Retail and Lifestyle: Proximity to Portlaoise town centre suggests access to major supermarkets like Tesco and Dunnes Stores, alongside various retail outlets and dining options such as restaurants like St John's, and parks like Timahoe Community Park.
Hypothesis: The location in Kilminchy, Portlaoise, offers a good balance of rural feel with town amenities, and the presence of established transport links and educational facilities suggests that its value is underpinned by its accessibility for families and commuters, even without direct Dublin transport lines like Luas or DART.
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.