esker gate, mountmellick , co.laois, mountmellick, co. laois
11 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 2 Bath · 120m² · Bungalow
Market Position
At the Upper End of Local Sales
At €345,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
11 closed sales nearby · 14mo 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 €345,000, 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 €17,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €345,000, 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.
€17,250
That's what overbidding by just 5% on a €345,000 home costs you — before interest.
A €19 check before a €345,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €345,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 30% 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
€345,000
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 · High
11
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Pearse St, Pearse Mews, Mountmellick, Laois | 2024-07-19 | — | |
| 1 Pearse Street, Mountmellick, Co Laois, Laois | 2025-09-29 | 60m² |
Transactions within a 3.0km radius and 24-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 Upgrade Potential: With a BER D rating, upgrading this 120m² bungalow to a B2 could cost an estimated €8,000-€12,000, but could increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Energy Cost Savings: A BER D rating typically incurs annual energy costs of €1,800-€2,200; improving this to a B-rated property could reduce these costs to €800-€1,200 annually, saving approximately €1,000-€1,400 per year.
- Optimal Configuration: The property's 3 bedrooms and 2 bathrooms, alongside its 120m² size, aligns perfectly with the median bedroom and bathroom count for properties sold within a 5km radius over the past 180 days, suggesting an ideal family-friendly layout for the local market.
- Hypothesis: Given the BER D rating, a strategic renovation including energy efficiency upgrades would not only enhance market appeal but also position the property to command a higher premium, especially in a market where a significant percentage of properties sell above asking, capitalizing on buyer desire for move-in ready, efficient homes.
Amenities
Strategic Connectivity: While not directly on a train line, Mountmellick is served by Bus Éireann routes like Route 12 (Portlaoise to Dublin) and Route 828 (Portlaoise to Athlone), providing regional connectivity, with Portlaoise Train Station approximately 10-12km away offering intercity rail services.
Details
- Comprehensive Local Services: The property benefits from strong local amenities including SuperValu Mountmellick and Aldi for shopping, Mountmellick Community School for secondary education, and access to healthcare via Mountmellick Primary Care Centre and Midland Regional Hospital Portlaoise, roughly 12km distant.
- Family and Lifestyle Appeal: Mountmellick offers essential family amenities such as Scoil Bhríde Girls' National School and various childcare facilities, complemented by lifestyle options like local cafes and access to outdoor activities at Derryounce Lakes and Trails just outside the town.
- Hypothesis: The combination of essential local amenities, increasing transport links (especially bus routes serving Dublin and regional hubs), and a growing family-friendly environment positions Mountmellick as an attractive, more affordable alternative to larger towns, which could contribute to sustained property value appreciation due to lifestyle migration.
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.