Boleybeg, Abbeyleix, Spink, Co. Laois, R32 KN61
4 homes sold nearby. See what they went for — and what to bid on this one.
€370,000 · 4 Bed · 3 Bath · 169m² · Detached
Market Position
Below Typical Sale Prices
At €370,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 24mo 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 4 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
4 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
24 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Knockbawn, Abbeyleix, Co Laois, Laois | 2023-11-23 | — | |
| 375 Chatsworth, Clogh, Castlecomer, Kilkenny | 2024-05-20 | 59m² |
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 F BER rating to a B2 could cost an estimated €15,000-€20,000 but is projected to increase the property's value by €25,000-€30,000, offering a solid return on investment.
Below-Average Energy Efficiency
With an F BER rating, estimated annual energy costs for this 169m² property are likely to be between €3,000-€4,000, significantly higher than the €1,200-€1,800 for a C-rated property of similar size.
Generous Size for Area
This 169m² detached property offers substantial living space with 4 bedrooms and 3 bathrooms, which is a desirable configuration for families and generally well-received in rural settings.
Hypothesis: Investing in energy efficiency upgrades from the current F rating to a B2 standard could not only recoup the costs (€15k-€20k) through increased market value (estimated €25k-€30k uplift) but also position the property more favourably against higher-rated homes, potentially shortening the time on market and attracting a wider buyer pool.
Amenities
Limited Direct Transport
While outside Dublin, connectivity relies on local routes; there are no specific bus routes, train stations, Luas, or DART stops listed as serving Boleybeg directly, suggesting reliance on private transport.
Rural Amenities Focus
The area around Abbeyleix and Spink offers local schools like Gaelscoil Bhríde, supermarkets such as Joyce's Supermarket, and healthcare access via the Abbeyleix Medical Centre.
Family and Lifestyle Access
Residents have access to parks like Abbeyleix Bog Walk and community facilities, with childcare options likely available in the nearby town of Abbeyleix.
Hypothesis: The property's location outside major urban transport hubs means its appeal will be strongest to buyers prioritizing a rural lifestyle and willing to use private vehicles, with its value being more closely tied to local school catchments and the availability of essential services within a 5-10km radius rather than public transport links.
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.