Kilcoke, Ballybrophy, Ballybrophy, Co. Laois, R32 Y0R1
18 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 4 Bath · 284m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, 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.
18 closed sales nearby · 13mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 18 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
18 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 is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 20% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
18
Transactions Analysed
Within 5.0km
13 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 · 18 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Akip, Rathdowney, Laois, Laois | 2025-08-26 | 122m² | |
| Kilpurcell, Donaghmore, Co Laois, Laois | 2025-11-25 | 90m² |
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
Moderate BER Rating: With a B3 BER rating, this property offers better energy efficiency than average; upgrading to a B2 rating would cost an estimated €6,000-€9,000 and could add €10,000-€15,000 in value, while annual energy costs are estimated at €1,200-€1,700, compared to €1,800-€2,400 for a D-rated property of this size.
Spacious Living: The property offers a generous 284.0m² of living space with 4 bedrooms and 4 bathrooms, providing ample room for a family and aligning well with demand for larger homes.
Value Optimization: The property's size and configuration (4 beds, 4 baths) are well-suited for modern family living, and with its B3 BER, it's positioned to attract buyers seeking a balance of space and reasonable energy efficiency.
Hypothesis: Given the B3 rating, targeted insulation and heating system upgrades to achieve a B1 or A3 rating could cost €10,000-€15,000 but potentially increase the property's market appeal and value by €20,000-€30,000, especially in a market where energy efficiency is increasingly prioritized.
Amenities
Limited Public Transport: The property's rural location at Kilcoke, Ballybrophy, Co. Laois, means it is not directly served by specific Dublin Bus routes, Luas stops, or DART stations, requiring reliance on private transport.
Local School Access: While specific schools are not listed in the provided data, the Ballybrophy area would typically be served by local primary and secondary schools within a reasonable driving distance, catering to family needs.
Essential Local Services: Proximity to local shops and pharmacies would likely require travel to nearby towns such as Borris-in-Ossory or Mountrath for comprehensive retail and healthcare facilities.
Hypothesis: The lack of direct public transport connectivity suggests that this property's appeal is primarily for those seeking a rural lifestyle, and its value is less influenced by commuter accessibility and more by the inherent features of the property and its immediate rural surroundings.
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.