53 Saint Joseph'S Terrace, Portarlington R32 NE57, Portarlington, Co. Offaly, R32 NE57
12 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 1 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €200,000, 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.
12 closed sales nearby · 9mo 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €39 check before a €200,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €200,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 3.0km
9 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 3 Spire View, Patrick Street, Portarlington, Offaly | 2025-08-25 | — | |
| Patrick Street, Portarlington, County Offaly, Offaly | 2025-05-12 | 129m² |
Transactions within a 3.0km 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 Upgrade Opportunity: With an unknown BER rating, this 120m² terrace property presents a significant opportunity; upgrading from an assumed D/E/F rating to B2 could cost €8,000-€12,000, potentially increasing its market value by €15,000-€20,000, while saving €1,000-€1,400 annually on energy costs compared to D-rated properties.
Generous Size, Single Bathroom: At 120m² with 3 bedrooms, this property is generously sized, aligning well with the 3-bedroom median in the 5km radius, though its single bathroom is below the local median of 2 bathrooms, which may warrant consideration for an upgrade.
Substantial Value Proposition: The property's current asking price of €200,000 is approximately €31,020 below its estimated market value of €231,020, offering an immediate value proposition for buyers seeking an investment or renovation opportunity.
Hypothesis: Investing in a second bathroom or upgrading the existing one, coupled with BER improvements, would significantly enhance the property's appeal and value, likely pushing its sale price beyond its current estimated value by at least €25,000, aligning it more closely with modern buyer expectations in Portarlington.
Amenities
Key Rail Hub Access: The property benefits from excellent transport connectivity via Portarlington Train Station, offering direct and frequent services to Dublin Heuston, making it a highly attractive location for commuters seeking an alternative to the capital's high prices.
Comprehensive Family Facilities: The area is well-served by reputable educational institutions such as Presentation Primary School and Coláiste Íosagáin (Secondary School), along with local childcare facilities like Apple Blossom Childcare, catering effectively to families.
Convenient Local Living: Residents enjoy easy access to essential shopping at major supermarkets including SuperValu, Aldi, and Lidl in Portarlington town centre, complemented by lifestyle amenities such as the Portarlington Leisure Centre and various local eateries.
Hypothesis: Portarlington's strategic position as a rail commuter town to Dublin, combined with its continually developing local amenities and services, positions properties like this as a strong and growing alternative to the higher-priced commuter belts closer to Dublin, ensuring sustained long-term demand.
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.