Arles, Ballickmoyler, Co. Laois, R93 A4P1
5 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 4 Bath · 259m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
5 closed sales nearby · 16mo recency · Low 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 below the median of comparable sales, suggesting favourable entry conditions. 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
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tierernane, Ballickmoyler, Laois, Laois | 2025-04-03 | 305m² | |
| Ballinakill, Ballickmoyler, Carlow, Laois | 2023-12-18 | 167.2m² |
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
Moderate BER Energy Costs: A 'C' BER rating suggests annual energy costs for this 259sqm property are likely around €1,500-€2,000, compared to €800-€1,200 for an A-rated property of similar size.
Upgrade Opportunity: Improving the BER from C to B2 could cost an estimated €6,000-€10,000 but may increase property value by €10,000-€15,000, offering a solid return on investment.
Generous Proportions: The 259sqm size and 5 bedrooms offer ample living space, which is well-suited for larger families and potentially offers better resale appeal in family-oriented locations.
Hypothesis: Given the 'C' BER, a focused deep-energy retrofit targeting insulation, heating systems, and ventilation could potentially lift the rating to a B2 or even B1, unlocking significant annual savings and a tangible uplift in market value beyond the immediate upgrade cost.
Amenities
Limited Public Transport: Ballickmoyler's rural location means public transport is scarce, with no direct bus routes, Luas, or DART lines serving the immediate area; residents will likely rely on private transport.
Essential Local Services: Access to primary schools like Scoil Mhuire in Ballickmoyler and secondary schools in nearby towns such as Carlow or Athy. Local shops and pharmacies would typically be found in these larger towns.
Rural Lifestyle Focus: The area offers a focus on outdoor pursuits with local walking routes and green spaces, appealing to those seeking a quieter, country-based lifestyle away from urban hubs.
Hypothesis: The lack of direct public transport options in Arles, Ballickmoyler, suggests that while property prices may be lower than commuter-belt towns, any future development or infrastructure investment in improved bus services connecting to larger towns like Carlow would significantly boost the property's attractiveness and value for a wider buyer pool.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.