Coolrain, Portlaoise, Coolrain, Co. Laois, R32 V0Y7
4 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Significantly Above Local Sales
At €275,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 21mo 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. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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 · 38% 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
€275,000
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
4
Transactions Analysed
Within 5.0km
21 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 |
|---|---|---|---|
| 2 The Bungalows, Coolrain, Laois, Laois | 2024-12-03 | 78m² | |
| 4 St Patricks Terrace, Castletown, Portlaoise, Laois | 2024-07-11 | 72.4m² |
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 Rating Investment Opportunity: While the B3 BER rating is decent, upgrading to an A-rated BER could potentially increase property value by €15,000-€20,000, with estimated upgrade costs of €8,000-€12,000.
Details
- Space Efficiency: The property offers a generous 120m² of living space with 3 bedrooms and 2 bathrooms, aligning well with the median of 3 beds and 2 baths observed within 100km over the last 180 days.
- Value Optimization Potential: With a B3 BER rating, annual energy costs are estimated to be €1,300-€1,700. Optimizing this to an A-rating could save €500-€700 annually, a compelling factor for long-term ownership.
- Hypothesis: The presence of a B3 BER rating in a market where 100% of recent sales within 100km have an unknown BER suggests that this property's energy efficiency, though not top-tier, provides a tangible advantage that could be further leveraged through targeted upgrades to significantly enhance its market appeal and long-term value.
Amenities
Transport Connectivity: While located outside Dublin, the nearest transport hub is Portlaoise Train Station, approximately 8km away, offering direct services to Dublin Heuston and other major towns, facilitating commuter access.
Details
- Local Services: Nearby amenities include Portlaoise town centre (approx. 8km) which offers a range of shopping facilities like Dunnes Stores and Lidl, alongside healthcare providers such as the Midlands Regional Hospital, Portlaoise.
- Family Amenities: The property is situated within reasonable proximity to educational facilities, with Scoil Naomh Eoin (primary school) approximately 2km away and St. Mary's CBS (secondary school) in Portlaoise.
- Hypothesis: The 'outside Dublin' classification and distance to major transport infrastructure (Portlaoise Station approx. 8km) means that this property's appeal is likely to be strongest to local buyers or those seeking a more rural lifestyle who are less reliant on direct public transport links to Dublin, suggesting a different buyer demographic than properties closer to the capital.
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.