55 Buttercup Avenue, Esker Hills, Portlaoise, Co. Laois, R32 P4VH
9 homes sold nearby. See what they went for — and what to bid on this one.
€239,000 · 3 Bed · 3 Bath · 97m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €239,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 11mo 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 €239,000, 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 €11,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €239,000, 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.
€11,950
That's what overbidding by just 5% on a €239,000 home costs you — before interest.
A €19 check before a €239,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €239,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 · Moderate
9
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±16%
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 55 Buttercup Ave, Esker Hills, Portlaoise, Laois | 2025-12-19 | 97m² | |
| 53 Laurel Dr, Esker Hills, Portlaoise, Laois | 2025-04-23 | — |
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
Energy Cost Savings: With a C1 BER rating, this property offers estimated annual energy costs of approximately €1,400-€1,800, providing notable savings of €400-€800 compared to the €1,800-€2,200 typically associated with D-rated properties of similar size.
Details
- Optimal Configuration: This property's 3-bedroom, 3-bathroom layout perfectly matches the median configuration of sold properties within both 5km and 10km radii over the last 180 days, positioning it as a highly desirable and market-aligned home.
- Efficient Space Utilisation: At 97.0m², the property provides a well-proportioned and efficient living space, offering a comfortable environment for a 3-bedroom home, which is a popular and practical size in the local market.
- Hypothesis: The property's ideal configuration of 3 beds and 3 baths, combined with a strong C1 BER rating, suggests that it will experience high demand, as buyers increasingly prioritise energy efficiency and move-in-ready homes, especially in a competitive market.
Amenities
Strategic Transport Hub: The property boasts excellent connectivity due to its proximity to Portlaoise Train Station, offering direct intercity rail services to Dublin and Cork, alongside convenient access to Bus Éireann routes 8 (Dublin-Cork) and 12 (Dublin-Limerick), with the M7 motorway just minutes away for road commuters.
Details
- Comprehensive Family Facilities: Located in a family-friendly area, residents benefit from access to Holy Family Senior School and Portlaoise College, providing strong educational options, complemented by local childcare facilities like Bright Start Childcare, all within a practical distance.
- Diverse Retail & Lifestyle: The area provides extensive shopping amenities at Laois Shopping Centre, including Dunnes Stores and Tesco, alongside a variety of dining options like Kelly's Steakhouse and leisure pursuits at Portlaoise Leisure Centre, ensuring a high quality of life.
- Hypothesis: As Portlaoise continues its growth as a thriving commuter town, the property's prime access to national rail, bus, and motorway networks will increasingly attract buyers seeking a balance of urban amenities and connectivity with more affordable regional living.
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.