Castle Avenue, Derrin, Borris-in-Ossory, Co. Laois, R32 N2H2
7 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €165,000, 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 · 18mo 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 €165,000 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. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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
18 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 |
|---|---|---|---|
| Castle Ave, Derrin, Borris In Ossory, Laois | 2025-04-10 | 89.3m² | |
| 17 Ossory Court Borris In Ossory, Laois, Laois | 2024-09-24 | — |
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 Opportunity: The current G BER rating indicates substantial potential for value enhancement; upgrading to a C or B rating could cost an estimated €15,000-€25,000 and is projected to increase the property's market value by €20,000-€30,000, representing a sound investment.
Details
- Space Efficiency Advantage: With a size of 120m², this 3-bedroom detached property is well-proportioned for its type, aligning with the median 3-bedroom configuration found in both the 10km (median 4 beds) and 100km (median 3 beds) radius, offering adequate living space.
- Value Optimization Needed: The G BER rating necessitates immediate investment in insulation, heating systems, and potentially window upgrades, with an estimated cost of €15,000-€25,000 to achieve a C rating, which is crucial for improving energy efficiency and marketability.
- Hypothesis: The substantial investment required to improve the G BER rating presents a critical value optimisation opportunity; targeting an upgrade to a C2 rating would not only align the property with local market standards (where BERs are unknown but likely varied) but could also unlock a capital gain of €20,000-€30,000, justifying the renovation costs and enhancing long-term appeal.
Amenities
Limited Local Connectivity: Borris-in-Ossory's connectivity is primarily road-based; there are no Luas, DART, or direct Dublin Bus routes serving the immediate area, meaning travel to larger centres would likely require car ownership or multiple bus transfers.
Details
- Local Service Access: The property is located in Borris-in-Ossory, which offers basic local services such as local shops and a pharmacy, but larger retail, healthcare, and educational facilities are likely situated in nearby towns like Mountrath or Portlaoise, requiring travel.
- Rural Lifestyle Setting: The property's location in Derrin, Borris-in-Ossory, provides a rural setting with access to local countryside, but lacks the immediate walkability to a wide range of cafes, restaurants, and parks typically found in more urban or suburban areas.
- Hypothesis: The rural location of Borris-in-Ossory, while offering potential for a quieter lifestyle, presents a significant amenity challenge for commuters and those seeking extensive local services; the absence of direct public transport links to major employment hubs like Dublin, coupled with a reliance on car travel for access to comprehensive amenities in larger towns, will likely continue to be a key factor influencing property demand and valuation in this specific locality.
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.