Acragar, Mountmellick, Mountmellick, Co. Laois, R32 R6K8
8 homes sold nearby. See what they went for — and what to bid on this one.
€499,000 · 4 Bed · 3 Bath · 208m² · Detached
Market Position
Priced Above Local Sales
At €499,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 closed sales nearby · 13mo 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 €499,000, 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 €24,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €499,000, 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.
€24,950
That's what overbidding by just 5% on a €499,000 home costs you — before interest.
A €19 check before a €499,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €499,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 15% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€499,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Acragar, Mountmellick, Laois, Laois | 2025-12-12 | 208m² | |
| Debilott Mountmellick, Mountmellick, Laois, Laois | 2025-03-21 | 147m² |
Transactions within a 3.0km radius and 24-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 Efficiency: With a B3 BER rating, this property offers strong energy efficiency, translating to lower running costs. Annual energy expenses for a B3-rated property of this size are estimated to be significantly less, potentially €800-€1,200 annually, compared to €1,800-€2,200 for a D-rated property, offering annual savings of €1,000-€1,400.
Details
- Generous Living Space: Spanning 208m² with 4 bedrooms and 3 bathrooms, this detached home offers considerably more space than the average property in the 5km radius, which typically has 3 bedrooms. This provides ample room for a growing family or those requiring extra space.
- Detached Family Home Features: As a detached property, it offers desirable privacy and independence. The configuration of 4 spacious bedrooms and 3 bathrooms caters exceptionally well to modern family needs, providing both expansive common areas and comfortable private retreats.
- Hypothesis: The property's robust BER B3 rating will increasingly contribute to its long-term value, as energy efficiency becomes a more significant factor for buyers and stricter environmental regulations are implemented, making it a more attractive and future-proof investment.
Amenities
Public Transport Access: While specific numerical data on public transport distances and routes was not provided in the market insights, properties in Mountmellick typically benefit from Bus Éireann services, which provide connections to Portlaoise for onward national rail links and direct routes to Dublin.
Details
- Local Educational Facilities: Specific data on nearest schools or their count was not available in the provided insights. However, Mountmellick is known to be served by local primary schools such as St. Joseph's BNS and Scoil Phadraig, catering to family educational needs within the town.
- Retail and Healthcare Convenience: Specific data regarding nearby shops, medical facilities, or their distances was not provided. Nevertheless, Mountmellick town offers essential local amenities, including a SuperValu supermarket and a local medical centre, serving the daily needs of residents.
- Hypothesis: The continued development and enhancement of local services and infrastructure within Mountmellick, such as improved transport links or additional retail and community facilities, would further enhance this property's appeal and long-term value, attracting more families to the area.
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.