82 Hawthorn Way, Esker Hills, Portlaoise, Co. Laois, R32 YDY6
55 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 55 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
55 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 €260,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 55 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
55 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 9.1% 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
55
Transactions Analysed
Within 1.5km
12 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 · 55 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 42 Heather Lane, Esker Hills, Portlaoise, Laois | 2025-09-05 | — | |
| 28 Hawthorn Way, Esker Hills, Portlaoise, Laois | 2025-04-03 | 108m² |
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 Improvement Opportunity: With a C1 BER rating, upgrading to a B2 rating could potentially cost €6,000-€10,000 and increase property value by €10,000-€15,000, representing a positive return on investment.
Details
- Space Efficiency: The 120m² size for a 3-bedroom, 3-bathroom semi-detached property is considered average for its type, offering a good balance of living space without being excessively large or small for its configuration.
- Value Optimization Potential: While the BER is C1, the property is listed at €260,000, which is significantly below the estimated value of €324,282.38, indicating substantial room for value uplift through necessary cosmetic updates or minor upgrades to align with market expectations.
- Hypothesis: The €64,000 difference between the estimated value and asking price, coupled with a C1 BER, suggests that buyers may be factoring in the cost of future energy efficiency upgrades and modernization, but the strong local demand indicated by market conditions implies this property's current price point offers a significant entry advantage for those willing to invest in its long-term quality.
Amenities
Transport Connectivity: Portlaoise is served by Bus Éireann routes connecting to major towns and cities, with Portlaoise train station providing direct rail links to Dublin Heuston, making it a viable option for commuters.
Details
- Local Facilities: The Esker Hills area benefits from proximity to Portlaoise town centre, which offers a range of shopping facilities including Dunnes Stores and Tesco, as well as essential services like the Midlands Regional Hospital Portlaoise and numerous pharmacies.
- Family Amenities: The area is supported by educational facilities such as Portlaoise CBS and Scoil Mhuire, and Portlaoise also provides various childcare options, with local parks and green spaces contributing to a family-friendly environment.
- Hypothesis: While Portlaoise lacks direct Luas or DART services, its strong bus and rail connectivity to Dublin, coupled with developing local infrastructure and a growing population, positions it as an increasingly attractive suburban hub, with the ongoing improvement of amenities likely to support sustained property value growth for properties like this one in Esker Hills.
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.