Ballyshaneduff, Ballybrittas, Co. Laois, R32 PX28
2 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 5 Bed · 2 Bath · 223m² · Semi-D
Market Position
Limited Transaction Data
At €450,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 7mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Financial Exposure · 52% 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
€450,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
7 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 33 Railway Mews, Station Rd, Portarlington, Laois | 2023-08-30 | 120.4m² | |
| 66 Railway Mews, Portarlington, Laois, Laois | 2025-09-09 | 121m² |
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
BER Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000, representing a smart investment.
Details
- Spacious Family Home: At 223m², this 5-bedroom semi-detached property offers substantial living space, exceeding the 3-bedroom median size typically seen within 100km.
- Value Optimization Potential: Focusing on insulation and heating system upgrades for the D1 BER rating could reduce annual energy costs from an estimated €1,800-€2,200 to €1,200-€1,600, improving living expenses.
- Hypothesis: The property's 223m² size with 5 bedrooms and 2 bathrooms is well-configured for larger families, but its D1 BER rating creates a significant value disconnect; achieving a B-rating could unlock an additional €15,000-€20,000 in value, making it a key focus for buyers prioritizing energy efficiency and long-term running costs.
Amenities
Connectivity Limitations: Currently, there are no specific bus routes, train stations, Luas stops, or DART stations explicitly listed as serving Ballyshaneduff, Ballybrittas, Co. Laois, indicating a reliance on private transport.
Details
- Local School Access: The nearest educational facilities would likely be primary schools in Ballybrittas and secondary schools in Portlaoise, requiring travel for most families.
- Limited Local Retail: The immediate vicinity appears to lack significant shopping centres or supermarkets, suggesting residents would need to travel to larger towns like Portlaoise for comprehensive retail and healthcare services.
- Hypothesis: The location's rural setting with limited public transport and amenities means property value will be strongly tied to its proximity to larger urban centres like Portlaoise (approx. 10km away, with median sales in the €260,000-€300,000 range), suggesting that any planned local infrastructure improvements would be critical catalysts for future appreciation.
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.