7 Lake Way, Kilminchy, Kilminchy, Co. Laois, R32 XC2H
18 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Below Typical Sale Prices
At €280,000, 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.
18 closed sales nearby · 12mo 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 €280,000, 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 €14,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €280,000, 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.
€14,000
That's what overbidding by just 5% on a €280,000 home costs you — before interest.
A €19 check before a €280,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 8% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±16%
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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Lake Place, Kilminchy, Portlaoise, Laois | 2026-01-10 | 86m² | |
| 14 Lake Place, Kilminchy, Portlaoise, Laois | 2026-01-20 | 86m² |
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
Moderate Energy Efficiency: With a C3 BER rating, this property's annual energy costs are estimated to be €1,400-€1,800, which is approximately €400-€600 higher than an A2-rated property of similar size.
Value Enhancement Opportunity: Upgrading the BER rating from C3 to B2 could cost an estimated €6,000-€9,000 and is projected to increase the property's value by €10,000-€15,000, offering a tangible return on investment.
Size Efficiency: At 120.0m² with 3 bedrooms and 3 bathrooms, the property offers a good balance of space, aligning well with the local market where similar broad types average 19 sales within 1km.
Hypothesis: Given that the average price per sqm within 1km is €2,775 and the estimated upgrade cost for a BER improvement is €6,000-€9,000, achieving a B2 rating could make the property's effective price per sqm competitive with higher-tier properties if sold quickly after renovation, suggesting a strategic upgrade path.
Amenities
Connectivity to Dublin: While outside Dublin, specific public transport links need to be confirmed, but the general 'Outside Dublin' classification implies reliance on intercity or regional bus services potentially from a nearby station in Portlaoise town.
Local Services: The property's location in Kilminchy suggests proximity to essential services likely found in Portlaoise town, including schools like Scoil Mhuire CBS and Portlaoise College, and shopping facilities such as Laois Shopping Centre.
Recreational Access: Kilminchy itself is known for its residential nature and proximity to green spaces; while specific park names are not provided, the area typically offers walking routes around Kilminchy Lake and local playing fields.
Hypothesis: The 'Outside Dublin' designation, combined with the C3 BER rating, suggests that this property might be priced to attract buyers who prioritize space and a quieter lifestyle over direct urban connectivity, with the potential for a 5-10% price uplift if specific, well-used bus routes to Dublin are confirmed.
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.