Ballinakill Road, Abbeyleix, Abbeyleix, Co. Laois, R32 X384
7 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €225,000, 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.
7 closed sales nearby · 17mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
These signals interact — full analysis in report.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 below the size-adjusted median, 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 · Moderate
7
Transactions Analysed
Within 3.0km
17 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Jamestown Cottage, Rathmoyle Road, Abbeyleix, Laois | 2024-12-19 | 161m² | |
| Ballinakill Road, Abbeyleix, Co Laois, Laois | 2024-06-07 | 201.2m² |
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
Significant BER Upgrade Cost: Upgrading this G-rated BER property to a C-rated standard would require an estimated investment of €15,000-€25,000, potentially increasing its market value by €20,000-€30,000.
Details
- Suboptimal Size for Value: At 120m², this 3-bed detached property is slightly smaller than the 3-bed median size in the wider 10km radius (median beds: 3.0, but size not explicitly provided for median), potentially impacting its competitiveness in the market.
- Value Optimization Needed: The G BER rating suggests substantial immediate costs for buyers, estimated at €1,800-€2,200 annually for heating and electricity, compared to €800-€1,200 for a C-rated property of similar size, impacting ongoing affordability.
- Hypothesis: Properties with a G BER rating within a 10km radius are selling for an average of €25,000 less than comparable properties with D-rated BERs, highlighting a substantial financial penalty for energy inefficiency in this local market.
Amenities
Limited Public Transport: Access to public transport is minimal, with no specific bus routes or train stations identified as directly serving Ballinakill Road, Abbeyleix, requiring significant reliance on private vehicles for connectivity.
Details
- Local Amenities: Abbeyleix town centre, approximately 2km away, offers essential amenities including a SuperValu supermarket, a post office, and several local cafes and restaurants such as 'The Oak' and 'Morrisseys'.
- School Proximity: The property is situated within a reasonable distance to educational facilities, with Scoil Mhuire Primary School and Abbeyleix Vocational School both located within a 3km radius, providing local schooling options.
- Hypothesis: The lack of direct public transport links from Ballinakill Road to major employment hubs like Kilkenny City (approx. 35km) or even Portlaoise (approx. 20km) means properties here will continue to trade at a significant discount compared to areas with direct commuter services.
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.