Ballyshaneduff, Ballybrittas, Killenard, Co. Laois, R32 PX28
2 homes sold nearby. See what they went for — and what to bid on this one.
€420,000 · 5 Bed · 2 Bath · 223m² · Semi-D
Market Position
Limited Transaction Data
At €420,000, 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 · 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
€420,000
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
Significant BER Upgrade Potential: Upgrading the D1 BER rating to a B2 would likely cost €8,000-€12,000 but could increase property value by €15,000-€20,000, offering a clear return on investment.
Details
- Below Average Energy Efficiency: The D1 BER rating means this property likely incurs annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 for a B-rated property of similar size in the area.
- Ample Living Space: With 223m² and 5 bedrooms, this property offers generous living space, which is at the higher end compared to the median of 3 bedrooms within 100km.
- Hypothesis: The significant cost to upgrade from a D1 BER to a more desirable rating (e.g., B2) suggests that initial acquisition costs might be lower, but a substantial investment will be required to align with future energy efficiency expectations and potentially unlock a €15,000-€20,000 value uplift, a common strategy in areas with mixed BER ratings.
Amenities
Limited Public Transport Access: No specific bus routes, train stations, Luas, or DART stations are listed as serving Ballyshaneduff, Ballybrittas, Killenard directly, implying a reliance on private transport.
Details
- Local Retail Gap: No specific shops, supermarkets, or shopping centres are mentioned for Ballyshaneduff, Ballybrittas, Killenard, suggesting residents may need to travel for primary retail needs.
- Potential for Local Development: The absence of specific educational, healthcare, or lifestyle facilities in the immediate vicinity suggests a potential for future community development and infrastructure improvements.
- Hypothesis: The lack of direct public transport and specified local amenities within Ballyshaneduff, Ballybrittas, Killenard suggests that the property's value is less influenced by immediate convenience and more by its rural setting, potentially appealing to buyers seeking a quieter lifestyle who are willing to travel for 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.