Coolnabacca, Stradbally, Timahoe, Co. Laois, R32 DR98
7 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 3 Bed · 1 Bath · 195m² · Bungalow
Market Position
Priced Within Local Sold Range
At €400,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 6.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 24mo 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 €400,000, 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 €20,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €400,000, 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.
€20,000
That's what overbidding by just 5% on a €400,000 home costs you — before interest.
A €19 check before a €400,000 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 €400,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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.
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 5.0km
24 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 |
|---|---|---|---|
| Timahoe, Portlaoise, Co Laois, Laois | 2023-06-28 | 195.1m² | |
| Esker, Timahoe, Portlaoise, Laois | 2025-07-21 | 340m² |
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
Energy Efficiency Advantage: With a BER rating of C, this property offers good energy efficiency, estimated to result in annual energy costs between €1,200-€1,600, significantly lower than the €1,800-€2,200 typically associated with D-rated properties of this size.
Details
- Exceptional Space: At 195m², this bungalow is classified as 'Very Large', offering significantly more internal living area than most 3-bedroom properties, providing ample space for a family seeking expansive living.
- Bathroom Configuration Challenge: While a 3-bedroom home, the single bathroom configuration deviates from the 10km median of 3 bathrooms for similar bed count properties, suggesting a potential for value enhancement through adding an en-suite or second bathroom.
- Hypothesis: The property's large footprint and good BER rating present a solid foundation, but the limited bathroom count for its size and bedroom number implies that a strategic investment in an additional bathroom or en-suite could significantly uplift its market appeal and valuation, potentially aligning it more closely with higher P75 values.
Amenities
Regional Connectivity: While not served by urban rail like Luas or DART, the property benefits from proximity to Bus Éireann Route 139 connecting Stradbally to Portlaoise and Carlow, with Portlaoise Train Station providing national rail links approximately 20km away, essential for broader commuting.
Details
- Community Amenities: The local area offers essential lifestyle amenities including Stradbally National School, Stradbally Health Centre, and SuperValu Stradbally, providing day-to-day convenience within a short driving distance from Coolnabacca.
- Rural Family Appeal: Ideal for families seeking a quieter lifestyle, the area includes local primary education at Stradbally National School and childcare facilities like Oakvale Montessori School, with ample outdoor space typical of rural Co. Laois for family activities.
- Hypothesis: The property's location in Coolnabacca, outside the immediate village center, suggests that while it offers peace and space, car dependency is high for access to critical amenities, potentially appealing most to buyers prioritizing rural living over immediate walkability and comprehensive public transport links.
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.