Coolbally, Ballacolla, Aghaboe, Co. Laois, R32 T448
1 homes sold nearby. See what they went for — and what to bid on this one.
€750,000 · 5 Bed · 3 Bath · 227m² · House
Market Position
Limited Transaction Data
At €750,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 18 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.
Financial Exposure · 47% 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
€750,000
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
1
Transactions Analysed
Within 3.0km
9 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cross, Ballacolla, Co. Laois, Laois | 2025-11-13 | — |
Transactions within a 3.0km radius and 18-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 B Efficiency: The property's B BER rating suggests it is significantly more energy-efficient than lower-rated homes, likely resulting in annual energy costs of €800-€1,200 compared to €1,800-€2,200 for similar D-rated properties of this size.
Generous Proportions: With a substantial 227m² size and 5 bedrooms, this property offers ample living space, which is likely above the average for properties sold within a 10km radius, suggesting a premium for its size.
Value Optimization Opportunity: While the BER is good, upgrading to an A rating could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, making it a sound investment for future resale.
Hypothesis: The current B BER rating, while good, may represent a missed opportunity for further value enhancement; a targeted investment in solar panels and enhanced insulation could push this property to an A rating, attracting environmentally conscious buyers and potentially commanding a 5-7% premium in a market increasingly focused on sustainability.
Amenities
Limited Direct Transport: Ballacolla is not directly served by specific Dublin Bus routes, Luas stops, or DART stations, meaning residents would likely rely on private transport or local bus services with potential onward connections.
Local Services Available: While specific details are unavailable for Ballacolla, rural Co. Laois typically offers primary schools and local shops, with larger towns like Portlaoise providing more comprehensive healthcare, retail, and secondary education facilities within a 15-20km drive.
Rural Lifestyle Focus: The location suggests a focus on a quieter, rural lifestyle, with potential access to local walking routes and parks, but lacking the high density of cafes, restaurants, and gyms found in urban centres.
Hypothesis: The property's value proposition is heavily reliant on its appeal to those seeking a rural lifestyle, as the lack of direct public transport links to major employment hubs like Dublin will limit its buyer pool to local commuters or remote workers, suggesting that future price growth may be more closely tied to regional rural development initiatives than national urban trends.
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.