Glebe, Clonaslee, Tinnahinch, Co. Laois, R32 V504
4 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 2 Bath · 111m² · Detached
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 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 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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.
Statistical Confidence · Low
4
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Chickamauga, Tinnahinch, Clonaslee, Laois | 2025-09-18 | 166m² | |
| Glebe, Clonaslee, Laois, Laois | 2025-04-09 | 242.8m² |
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 Upgrade Opportunity
Improving the E1 BER rating to a C rating would likely cost €6,000-€10,000 and could increase the property's value by €9,000-€15,000, representing a worthwhile investment.
Standard Size
At 111.0m², this 4-bedroom, 2-bathroom detached property offers a standard configuration for family living within the local context.
Value Optimization Needed
With an E1 BER rating, annual energy costs are estimated between €1,800-€2,200; investing in insulation and heating upgrades could reduce this by €500-€800 annually and improve market appeal.
Hypothesis: Given the E1 BER rating and the focus on energy efficiency in the current market, properties in this area with comparable original BER ratings are likely trading at a discount of 5-10% compared to those with B or C ratings, suggesting a potential €15,000-€30,000 value uplift with targeted upgrades.
Amenities
Limited Direct Transport
Connectivity relies on local bus routes, with no immediate proximity to train stations, Luas, or DART stops, necessitating car ownership for efficient commuting.
Basic Local Services
Amenities appear to be limited to essential services in Clonaslee, with further retail, healthcare, and educational options likely requiring travel to larger towns like Portlaoise.
Car-Dependent Area
Walkability is likely low, with essential amenities such as schools and shops requiring a significant drive, as indicated by the rural nature of the address.
Hypothesis: The primary driver for property value in this specific rural location of Glebe, Clonaslee, is less about direct access to urban amenities and more about proximity to the natural landscape and the community feel, with potential buyers prioritizing larger plot sizes and quieter surroundings over commuter convenience.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.