9 Borris Road, Portlaoise, Portlaoise, Co. Laois, R32 XHX5
19 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 1 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 19 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.
19 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±15%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 34 Borris Rd, Portlaoise, Laois, Laois | 2025-03-14 | 66m² | |
| 50 Dr Murphy Place, Borris Rd, Portlaoise, Laois | 2025-03-28 | 94.1m² |
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 E2 Impact on Costs: The E2 BER rating suggests annual energy costs could be between €1,800-€2,200, significantly higher than the €800-€1,200 for a B-rated property of similar size.
Details
- Upgrade Potential: Upgrading from an E2 to a B2 BER rating is estimated to cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000, presenting a significant return on investment.
- Size Advantage: With 120m² of floor space, this property offers a larger than average living area compared to the median size for 3-bedroom terraces in the wider area, providing good space efficiency.
- Hypothesis: The current E2 BER rating, while leading to higher immediate energy costs, represents a significant opportunity for value enhancement. Investing in a BER upgrade to a B2 rating would not only reduce annual energy expenses by approximately €1,000-€1,400 but also potentially unlock a 7-10% increase in market value, making it a financially prudent move for a future buyer.
Amenities
Transport Connectivity: Portlaoise is served by Bus Éireann routes, with local services connecting to key areas, and the nearest train station is Portlaoise Railway Station, facilitating regional travel.
Details
- Local Educational Facilities: The property is within proximity to educational institutions such as Scoil Mhuire Primary School and Portlaoise College, offering convenient schooling options.
- Healthcare and Retail Access: Residents have access to Portlaoise General Hospital and local pharmacies, as well as retail options like the Kyle Centre and a variety of supermarkets.
- Hypothesis: The strategic location of Portlaoise, being outside Dublin but connected via train and national road networks, is increasingly attractive to buyers seeking a balance between affordability and accessibility. The ongoing development of infrastructure around towns like Portlaoise will likely see a premium placed on properties within walking distance of essential services and public transport hubs.
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.