Kilbricken, Castletown, Portlaoise, Co. Laois
25 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 4 Bed · 3 Bath · 631310m² · Detached
Market Position
Below Typical Sale Prices
At €225,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
25 closed sales nearby · 8mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
These signals interact — full analysis in report.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 25 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
25 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
25
Transactions Analysed
Within 1.5km
8 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 · 25 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Glenside, Abbeyleix Road, Portlaoise, Laois | 2025-05-02 | 89.2m² | |
| 39 The Downs, Stradbally Rd, Portlaoise, Laois | 2025-10-08 | 114.7m² |
Transactions within a 1.5km 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 Rating Disadvantage: The 'SI_666' BER rating is not recognized and likely represents an unknown or unrated status, placing it at a significant disadvantage compared to properties with known ratings, especially if it is a lower band.
Upgrade Investment Opportunity: Assuming the 'SI_666' represents a poor or unknown energy efficiency, a substantial investment in insulation, heating systems, and window upgrades (potentially €15,000 - €25,000) could be required to improve its marketability and long-term value, with potential to increase value by €20,000 - €30,000.
Unspecified Condition: With a BER rating classified as 'Unknown' and a property size category of '2X Very Large' (631,310m²), the exact condition and suitability of the vast land parcel for development or use are not detailed, creating uncertainty about its true quality and potential.
Hypothesis: The 'SI_666' BER rating, coupled with the immense land size, suggests this property may be an older build or a unique estate with potential for significant renovation or redevelopment. Future value will heavily depend on the cost and success of bringing its energy efficiency and utility up to modern standards, potentially unlocking value far beyond its current asking price if marketed towards a specific niche buyer.
Amenities
Limited Direct Public Transport: While located in Co. Laois, the specific data does not indicate direct bus routes, Luas, or DART stations serving Kilbricken, Castletown, Portlaoise, suggesting reliance on private transport for accessing wider amenities.
Proximity to Portlaoise Amenities: The property is located near Portlaoise, which offers amenities such as the Midlands Regional Hospital Portlaoise for healthcare, and retail options like the Kyle Centre and various supermarkets, providing essential services within a reasonable driving distance.
Educational Access Uncertainty: Specific schools or colleges in immediate proximity to Kilbricken, Castletown, Portlaoise are not detailed, but Portlaoise itself hosts several primary and secondary schools, including Scoil Mhuire, St. Mary's CBS, and Scoil na Luimnigh, catering to educational needs.
Hypothesis: The significant land size and rural positioning of Kilbricken, Castletown, Portlaoise likely mean that while Portlaoise offers essential services, the immediate area is more suited to those seeking space and privacy rather than convenience of walkability or direct public transport links, thus impacting its broad buyer appeal but potentially increasing value for a specific niche.
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.