Fern Hill House, Legaun, Ballacolla, Co. Laois, R32 Y8X0
10 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 1 Bath · 111m² · Detached
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 10 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
10 closed sales nearby · 12mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €14,381 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€14,381
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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.
No asking price is listed. The chart shows the verified closed sales distribution for 10 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
10
Transactions Analysed
Within 5.0km
12 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Meadow View Cottage, Durrow Road, Ballacolla, Laois | 2025-12-19 | 100.8m² | |
| Coole, Ballacolla, County Laois, Laois | 2025-12-18 | 48m² |
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
Solid Energy Efficiency: With a C3 BER rating, Fern Hill House offers good energy efficiency, potentially saving buyers €600-€1,000 annually compared to a typical D-rated property of similar size, which might incur annual energy costs of €1,800-€2,200.
Details
- Spacious Living for its Type: At 111m², this 3-bedroom detached property is categorized as 'Large', providing ample living space that aligns well with family needs in a rural setting, offering better space efficiency compared to smaller properties of the same bedroom count.
- Bathroom Count Mismatch: The property features 1 bathroom for 3 bedrooms, which is less than the median of 2 bathrooms found in properties sold within a 10km radius over the past 180 days, potentially impacting its appeal for families or re-sale value without an upgrade.
- Hypothesis: Renovation Value: Investing €8,000-€12,000 to add an en-suite bathroom or convert a utility space into a second WC could significantly increase the property's value by €15,000-€25,000, bringing it in line with local market preferences for 3-bedroom homes and enhancing buyer appeal.
Amenities
Strategic Motorway Access: Fern Hill House benefits from excellent road connectivity due to its proximity to the M8 motorway, offering convenient driving routes to major urban centres like Portlaoise (approximately 20km) and further afield, although direct public transport links are limited to Local Link Laois (e.g. Route 845).
Details
- Essential Local Services: Ballacolla provides fundamental amenities including Ballacolla National School and a local Centra shop, ensuring immediate access to primary education and daily necessities for residents.
- Regional Facilities by Car: For broader shopping, secondary education, and healthcare needs, residents typically drive to nearby towns; for example, SuperValu Abbeyleix (approximately 10km), Heywood Community School (approximately 10km), and Midland Regional Hospital Portlaoise (approximately 20km) are all within a reasonable driving distance.
- Hypothesis: Rural Lifestyle Appeal: The property's location offers a tranquil rural lifestyle that appeals to buyers prioritising open spaces and community over extensive urban amenities, with the trade-off in public transport convenience being compensated by the ease of car travel via the nearby M8 and access to local schools and shops.
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.