95 Carmody Way, Fairgreen, Portlaoise, Co. Laois, R32 XA0F
23 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 2 Bath · 90m² · Terrace
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 2.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 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 €260,000, 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 €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.
€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 23 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
23 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 sits marginally above the size-adjusted median. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 14.6% 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
23
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Bramley Ct, Mountmellick Rd, Portlaoise, Laois | 2025-07-22 | 120m² | |
| 202 Courthouse Sq, Maryborough Village, Portlaoise, Laois | 2025-02-11 | 119m² |
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 Investment Opportunity: Upgrading this B2 BER to an A-rated property could cost €8,000-€12,000, potentially increasing its value by €15,000-€20,000 and reducing annual energy bills from €1,200-€1,600 (estimated for B2) to €600-€900.
Details
- Compact and Efficient Size: At 90m², this terrace property offers a well-proportioned living space for its 3 bedrooms and 2 bathrooms, aligning well with typical family needs in this size bracket.
- Value Optimization Potential: While the property has a solid B2 BER, ensuring a competitive energy performance, further small enhancements like LED lighting upgrades or improved insulation could add an estimated €3,000-€5,000 to its market appeal and resale value.
- Hypothesis: Given the B2 BER rating, the property is already performing well in terms of energy efficiency, but a strategic investment in reaching an A-rating could unlock an additional 5-7% in property value, capitalising on the growing demand for highly energy-efficient homes in the Irish market.
Amenities
Regional Transport Hub: Portlaoise is served by multiple Bus Éireann routes connecting to major towns and cities, and the Portlaoise train station offers direct services to Dublin Heuston, facilitating easy commuting.
Details
- Local Conveniences Abound: Residents have access to a range of amenities including shopping at Laois Shopping Centre, healthcare at Portlaoise General Hospital, and educational facilities such as Coláiste Choilm and Portlaoise CBS.
- Active Lifestyle Options: The area offers amenities like the local Portlaoise Leisure Centre for fitness, O'Moore Park for sporting events, and several local parks and walking trails, promoting an active lifestyle.
- Hypothesis: The strategic location of Portlaoise, benefiting from the M7 motorway and a strong regional rail link to Dublin, is likely to see continued property value growth as it becomes an increasingly attractive option for those seeking more affordable housing with good connectivity to the capital.
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.