Emmett Street, Mountmellick, Mountmellick, Co. Laois, R32 ER26
2 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 5 Bed · 1 Bath · 158m² · Townhouse
Market Position
Limited Transaction Data
At €295,000, 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 · 12mo 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 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 · 19% 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
€295,000
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
12 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 |
|---|---|---|---|
| 18 Patrick St, Mountmellick, Laois, Laois | 2025-04-11 | 186m² | |
| 9 0 Moore St, Mountmellick, Laois, Laois | 2023-06-09 | 167m² |
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
Significant BER Upgrade Potential: With a G BER rating, upgrading to a C1 would likely cost €25,000-€35,000 but could increase the property's value by €40,000-€50,000, offering a substantial return on investment.
Details
- Size Advantage: At 158.0m², this townhouse is significantly larger than the median 3-bedroom properties typically sold within a 10km radius, which have a median of 3 bedrooms and an average size that is likely smaller.
- Value Optimization Needed: The single bathroom for a 5-bedroom property presents a significant configuration mismatch, which could deter buyers and impact resale value, suggesting a need for further bathroom additions to optimize market appeal.
- Hypothesis: The G BER rating represents a substantial opportunity for value creation; investing in a comprehensive energy efficiency upgrade (e.g., insulation, heating system, windows) could not only reduce annual energy costs by an estimated €1,500-€2,000 compared to similar G-rated properties but also significantly enhance its marketability and long-term capital growth potential.
Amenities
Limited Direct Transport: While Mountmellick is served by local bus routes, specific numbers like Bus Éireann routes are not detailed, and proximity to major train stations (like Portlaoise) is not immediately apparent from the data, suggesting a reliance on private transport or longer bus journeys for extensive travel.
Details
- Local Services Availability: Mountmellick offers a range of local amenities including primary schools like Scoil Mhuire and secondary schools, as well as local shops and a post office, supporting daily living needs within the town.
- Walkability in Town: Within Mountmellick itself, Emmett Street offers good walkability to local shops, services, and schools, facilitating a convenient local lifestyle for residents without immediate need for a car.
- Hypothesis: The limited direct public transport links from Mountmellick to major urban centres like Dublin (over 100km away) mean that the property's value appreciation will be more heavily influenced by local infrastructure development and community growth rather than commuter advantages, potentially leading to a more stable, but slower, capital growth trajectory compared to areas with direct city access.
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.