Apartment 7, Block 3 Sawgrass, Tirhogar Drive, Killenard, Killenard, Co. Laois, R32 X6T0
31 homes sold nearby. See what they went for — and what to bid on this one.
€410,000 · 3 Bed · 3 Bath · 155m² · Apartment
Market Position
Priced Above Local Sales
At €410,000, 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.
31 closed sales nearby · 24mo 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 €410,000, 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 €20,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €410,000, 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.
€20,500
That's what overbidding by just 5% on a €410,000 home costs you — before interest.
A €19 check before a €410,000 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €410,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 5.0km · 36 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 · 42% 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
€410,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
31
Transactions Analysed
Within 5.0km
24 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 1 Block 3, The Heritage, Killenard, Laois | 2023-08-08 | — | |
| Apt 2, Block 2, The Heritage, Laois | 2024-03-26 | 98m² |
Transactions within a 5.0km radius and 36-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
Superior Energy Efficiency: With a B2 BER rating, this property’s estimated annual energy costs are significantly lower, potentially saving €1,000-€1,400 annually compared to D-rated properties of similar size which typically incur €1,800-€2,200 annually.
Details
- Expansive Living Space: This 155m² apartment offers exceptionally generous living space, classifying it as 'Very Large' and well above the average for a 3-bedroom property, with 3 bathrooms providing ample facilities for residents and guests.
- Optimal Configuration: The property's 3-bed, 3-bath configuration aligns perfectly with the 30-day median for beds and baths in the 5km radius, indicating a layout that is highly sought after and suitable for families or those needing extra space in the current local market.
- Hypothesis: The property's 'Very Large' size and strong B2 BER, while not directly comparable to specific local apartment sales due to data limitations, likely position it as a premium offering in the local market, appealing to buyers seeking both space and energy efficiency, which could help justify its higher asking price despite general market trends.
Amenities
Regional Transport Access: Killenard benefits from close proximity to Portarlington Train Station (approx. 7km), offering direct rail links to Dublin Heuston, and convenient access to the M7 motorway via Junction 15 (approx. 5km) for broader regional travel.
Details
- Local Lifestyle Convenience: Residents have convenient access to local shops and services in Portarlington (approx. 7km), including SuperValu and Lidl for groceries, a range of dining options like The Anvil Inn, complemented by the on-site amenities of The Heritage Hotel & Spa Resort.
- Key Services Nearby: Families are well-served with Killenard National School located locally, while secondary education is available at Portarlington Post Primary School (approx. 7km); healthcare needs are met by local GP clinics and pharmacies in Portarlington, with Midland Regional Hospital Portlaoise approximately 20km away.
- Hypothesis: While Killenard offers a tranquil, resort-style living experience with its on-site facilities, its reliance on a short drive to Portarlington for essential services like larger supermarkets, secondary schools, and train services indicates that it primarily caters to car-dependent households seeking a balance of village charm and accessibility to necessary urban conveniences.
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.