Clarahill, Clonaslee, Tinnahinch, Co. Laois, R32 X6C3
4 homes sold nearby. See what they went for — and what to bid on this one.
€280,000 · 4 Bed · 2 Bath · 178m² · Detached
Market Position
Below Typical Sale Prices
At €280,000, 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 · 11mo 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 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
11 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 |
|---|---|---|---|
| Chickamauga, Tinnahinch, Clonaslee, Laois | 2025-09-18 | 166m² | |
| Glebe, Clonaslee, Laois, Laois | 2025-04-09 | 242.8m² |
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: With a G BER rating, upgrading to a C1 rating would cost an estimated €15,000 - €20,000 but could increase the property's value by €25,000 - €35,000, offering a strong return on investment.
Details
- Size Advantage: The property's generous 178m² size makes it one of the larger homes in the immediate vicinity, as indicated by only 6 properties within 10km, potentially appealing to families seeking space.
- Value Optimization: Given the G BER rating, investing in insulation and heating upgrades, estimated at €8,000 - €12,000, could potentially reduce annual energy costs by €1,000 - €1,500 compared to its current state, while enhancing market appeal.
- Hypothesis: The significant disparity between the property's G BER rating and the regional average of unknown BER ratings suggests a prime opportunity for value enhancement; retrofitting to a B2 rating could attract buyers seeking lower running costs and a more sustainable home, potentially commanding a 10-15% premium over similarly sized but lower-rated properties.
Amenities
Limited Public Transport: Clonaslee does not appear to be directly served by any specific Dublin Bus routes, train stations, or Luas/DART stops, meaning access to public transport will be challenging for commuters.
Details
- Local Amenities: Access to essential amenities like supermarkets, primary schools such as Scoil Mhuire Clonaslee, and healthcare facilities will likely require travel outside the immediate village.
- Walkability Concerns: The property's rural setting suggests limited walkability for daily errands; there are no specific named parks or pedestrian zones mentioned in the immediate vicinity.
- Hypothesis: The lack of direct public transport links and limited immediate amenities means that while the property offers rural tranquility, its appeal to a broader buyer demographic, particularly those reliant on public transport or seeking immediate access to services, may be constrained, potentially impacting long-term value appreciation compared to more connected locations.
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.