49 Rinuccini, Dublin Road, Portlaoise, Co. Laois, R32 E5XY
6 homes sold nearby. See what they went for — and what to bid on this one.
€247,500 · 2 Bed · 2 Bath · 78m² · Terrace
Market Position
Priced Within Local Sold Range
At €247,500, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 14mo 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 €247,500, 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 €12,375 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €247,500, 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.
€12,375
That's what overbidding by just 5% on a €247,500 home costs you — before interest.
A €19 check before a €247,500 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 26% 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
€247,500
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
6
Transactions Analysed
Within 1.5km
14 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 A Lakeway, Kilminchy, Port Laois, Laois | 2025-03-21 | — | |
| 75 Lime Tree Ave, Kilminchy, Portlaoise, Laois | 2025-06-23 | 90m² |
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 Efficiency: With a C3 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while current annual energy costs are estimated at €1,500-€1,900 compared to €800-€1,200 for B-rated properties of similar size.
Size Optimization: At 78m², this 2-bedroom, 2-bathroom terrace house offers a compact yet functional layout, aligning well with the typical size of properties in dense urban areas, but may feel small for families seeking ample living space.
Value Enhancement: Addressing the C3 BER rating through insulation and heating upgrades offers a tangible opportunity to improve energy efficiency, potentially saving €700-€1,400 annually on energy bills and enhancing future resale value.
Hypothesis: Given the C3 BER rating, strategic investment in energy efficiency upgrades could yield a ROI of over 150% on the improvement cost within 5 years due to energy savings and increased property valuation, making it a financially prudent next step.
Amenities
Transport Links: While specific local bus routes, train stations, Luas or DART stops are not provided for Portlaoise, its location on the Dublin Road suggests potential access to regional bus services connecting to Dublin and other urban centers.
Local Facilities: Portlaoise town center, approximately 2km away, offers a range of amenities including the Laois Shopping Centre, multiple supermarkets like Tesco and Dunnes Stores, and various local businesses and services.
Educational Access: Portlaoise is served by numerous schools, including St. Mary's CBS Primary School, Holy Family Senior School, and Portlaoise College, providing educational options within the town's vicinity.
Hypothesis: The property's location on the Dublin Road, a primary artery, suggests it is positioned to benefit from any future infrastructure improvements or transport upgrades planned for Portlaoise, potentially increasing its accessibility and desirability as a commuter base.
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.