Apartment 47, Block C, The Oaks, Kilnacourt Woods, Portarlington, Co. Laois, R32 PC44
11 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 120m² · Apartment
Market Position
Priced Above Local Sales
At €165,000, 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.
11 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €165,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
11
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 The Oaks, Portarlington, Laois, Laois | 2025-10-24 | — | |
| Apt 33, The Oaks, Kilnacourt Woods, Laois | 2024-10-18 | — |
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
Efficient C2 BER: This property's C2 BER rating indicates strong energy efficiency, with estimated annual energy costs of €1,200-€1,600, potentially saving €800-€1,200 annually compared to typical D-rated properties of similar size.
Details
- Generous Apartment Size: At 120m², this 2-bedroom apartment is notably spacious, offering more living area than many 3-bedroom properties in the 5km radius, where the median property has 3 bedrooms.
- Unique 2-Bed Offering: While the median property in the 5km radius has 3 bedrooms and 2 bathrooms, this 2-bedroom, 1-bathroom apartment at 120m² offers a very generous layout, potentially appealing to a distinct segment of the market valuing larger living space.
- Hypothesis: Despite having fewer bathrooms and bedrooms than the area's median (which includes houses), the apartment's exceptionally large 120m² footprint for a 2-bed could attract buyers seeking superior spaciousness, potentially commanding a premium within the apartment market segment.
Amenities
Excellent Rail Commuter Link: The property benefits from its proximity to Portarlington Train Station (approx. 1.5km), offering frequent Iarnród Éireann services directly to Dublin Heuston, Cork, and Limerick Junction, making it highly convenient for commuters.
Details
- Convenient Local Living: Residents have excellent access to daily essentials with major supermarkets like SuperValu (approx. 1km) and Aldi (approx. 1.2km) nearby, complemented by local shops, cafes, and restaurants in Portarlington town centre.
- Accessible Health & Family Services: The area is well-served by healthcare facilities including Portarlington Primary Care Centre (approx. 1km) and local pharmacies, alongside several childcare options like Kilnacourt Montessori & Creche within a short walking distance, catering to family needs.
- Hypothesis: The strong rail connectivity to Dublin, combined with a comprehensive suite of local amenities including major supermarkets and childcare, positions Portarlington as an increasingly attractive commuter town, potentially driving sustained demand and property value growth for well-located apartments like this one.
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.