Coolagh,, Geashill,, Co.Laois, R35 H270
2 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €525,000, 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 · 26mo 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 of comparable sales. 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 · 121% 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
€525,000
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
26 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 |
|---|---|---|---|
| Backwood, Clonygowan, Offaly, Offaly | 2024-07-04 | — | |
| Ballydownan, Geashill, Offaly, Offaly | 2023-11-06 | 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 Energy Efficiency: With a B BER rating, this property offers good energy efficiency, likely resulting in annual energy costs of approximately €1,000-€1,400, which is significantly lower than the €1,800-€2,400 expected for a D-rated property of similar size.
Size and Space: The property offers 120.0m² of living space with 4 bedrooms and 3 bathrooms, providing a generous and well-configured layout suitable for families.
Value Optimization: The current estimated value of €514,620.34 suggests a well-regarded property, but ensuring all finishes and features align with current high-demand trends could unlock further value.
Hypothesis: While a B rating is strong, a targeted investment of €5,000-€10,000 to potentially upgrade to an A-rated BER could yield an additional €10,000-€15,000 in market value and further reduce annual running costs, making it a sound long-term investment.
Amenities
Transport Connectivity: This location in Coolagh, Geashill, Co. Laois, is outside Dublin and lacks specific details on immediate bus routes, train stations (like Portarlington, c. 20km away), or Luas/DART stops, suggesting reliance on private transport.
Local Services: Geashill village offers some local amenities, likely including a primary school and local shops, but detailed information on specific schools, healthcare facilities like the Midlands Regional Hospital Tullamore (c. 15km away), or a diverse retail offering is not provided.
Rural Lifestyle: The property is situated in a rural setting which typically offers tranquility and access to natural landscapes, but detailed lifestyle amenities such as specific parks, cafes, or gyms are not specified in the provided data.
Hypothesis: The limited specific amenity data for Geashill suggests that while it offers a rural lifestyle, its appeal to buyers will be heavily dependent on their tolerance for travel to larger towns for comprehensive services and employment, potentially impacting longer-term rental yields or resale value.
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.