Coolbanagher, Emo, Co. Laois
24 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 4 Bed · 4 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €250,000, 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.
24 closed sales nearby · 20mo recency · High 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
24
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±15%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coolbanagher, Emo, Laois, Laois | 2025-03-20 | 294m² | |
| Coolbanagher, Emo, Portlaoise, Laois | 2025-07-04 | 122.8m² |
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
Unknown BER Rating: The property's BER rating is 'Unknown', which often indicates potential for energy efficiency improvements; upgrading a typical D-rated property to a B2 could cost €8,000-€12,000 but potentially increase property value by €15,000-€20,000.
Spacious Family Home: With 120m² of living space, 4 bedrooms, and 4 bathrooms, this detached property offers a generous configuration that exceeds the median of 3 beds and 2 bathrooms found in the 10km radius, appealing to larger families or those seeking extra space.
Optimizing Value Potential: Investing in BER improvements, if the rating is low, could significantly reduce annual energy costs from an estimated €1,800-€2,200 (for D-rated) to €800-€1,200 (for B-rated properties), offering annual savings of €600-€1,400 and boosting market appeal.
Hypothesis: The current 'Unknown' BER rating presents a clear 'value-add' opportunity; a strategic investment in energy efficiency could not only reduce running costs but also unlock significant unrealized market value, potentially bringing the property closer to its estimated value of €382,444.
Amenities
Regional Connectivity: While in a tranquil rural setting, the property benefits from proximity to Portarlington Train Station (approximately 10-15km away), offering regular rail links to Dublin Heuston and Cork/Limerick, providing crucial commuter convenience for city access.
Comprehensive Local Services: Essential amenities are readily accessible in nearby Portarlington and Portlaoise, including comprehensive shopping at Laois Shopping Centre, healthcare services at Midland Regional Hospital Portlaoise, and multiple primary/secondary schools such as Emo National School.
Lifestyle and Green Spaces: Residents can enjoy significant lifestyle benefits with Emo Court Parklands (within 5km), offering extensive walking routes, historical attractions, and lush green spaces, perfectly complementing the rural charm of Coolbanagher.
Hypothesis: The unique blend of a serene rural environment with convenient road and rail access to larger towns and the capital positions Coolbanagher as an increasingly sought-after location for buyers prioritizing space and community, suggesting sustained demand driven by lifestyle choices.
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.