Kilbreedy, Rathdowney, Co. Laois, R32 K7EK
1 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 7.33m² · Site
Some listing details are missing · add them to improve the analysis
Market Position
Limited Transaction Data
We cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 18 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.
Statistical Confidence · Low
1
Transactions Analysed
Within 3.0km
8 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Raheen Lower, Donaghmore, Portlaoise, Laois | 2025-07-23 | — |
Transactions within a 3.0km radius and 18-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 Advantage: The B BER rating offers an advantage, with estimated annual energy costs of €1,200-€1,600 compared to €2,200-€2,800 for a D-rated property of similar size, resulting in potential annual savings of €1,000-€1,200.
Details
- Site vs. Dwelling: As a 7.0m² site with 2 bedrooms and 2 bathrooms listed, it's unclear if this refers to an existing structure or potential build; if an existing structure, its size is exceptionally small, impacting livability and value.
- Upgrade Potential: While the BER is B, further improvements to a B1 or A rating, costing an estimated €5,000-€10,000, could potentially increase the property's value by €8,000-€15,000.
- Hypothesis: The anomaly of a 7.0m² site being listed with 2 bedrooms and 2 bathrooms suggests either a very niche or an error in the listing data; if a permitted build, its small footprint could command a premium per square meter if targeting a specific market segment such as tiny homes or ancillary dwellings, rather than traditional family housing.
Amenities
Connectivity Gap: Rathdowney, Co. Laois, R32K7EK, has limited direct public transport; the nearest significant public transport hubs would likely require considerable travel, and no specific bus routes, train stations, or Luas/DART stops are identified as serving this precise location.
Details
- Local Services Absent: Specific educational facilities, healthcare access (hospitals/clinics/pharmacies), shopping centres, or defined lifestyle amenities like restaurants and parks are not detailed for Kilbreedy, Rathdowney, suggesting a reliance on services in larger nearby towns.
- Rural Isolation: Walkability and pedestrian access are likely limited to local rural roads, with no mention of dedicated pedestrian infrastructure or designated walking routes connecting to services or community hubs in the immediate vicinity.
- Hypothesis: The lack of specific, readily available public transport routes, schools, and retail services within immediate proximity to Kilbreedy, Rathdowney, indicates that its value proposition is heavily reliant on a car-dependent lifestyle, potentially making it less attractive to buyers prioritizing urban convenience or environmental sustainability, and suggesting that any future development here would need to address these infrastructural deficits to enhance market appeal.
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.