Killone, Stradbally, Emo, Co. Laois, R32 D8Y9
11 homes sold nearby. See what they went for — and what to bid on this one.
€495,000 · 5 Bed · 3 Bath · 300m² · Bungalow
Market Position
Priced Within Local Sold Range
At €495,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 4.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 25mo 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 €495,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €495,000, 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.
€24,750
That's what overbidding by just 5% on a €495,000 home costs you — before interest.
A €19 check before a €495,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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
Statistical Confidence · High
11
Transactions Analysed
Within 5.0km
25 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Limefield Lodge, Killone, Stradbally, Laois | 2023-07-14 | 427m² | |
| Morette Emo, Portlaoise, Laois, Laois | 2024-06-07 | — |
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 Rating: The property has a SI_666 BER rating, which is poor and likely corresponds to an E or F rating; upgrading to a B2 would cost an estimated €15,000-€20,000 and could increase property value by €25,000-€30,000.
Size Efficiency: At 300m², this is a spacious bungalow, but without comparable data on typical bungalow sizes in the immediate vicinity, its efficiency relative to local demand is unclear.
Value Optimization: Given the low BER rating, immediate investment in energy efficiency upgrades could unlock significant capital appreciation and reduce ongoing operational costs, making it a smart investment opportunity.
Hypothesis: The significant size of this bungalow (300m²) with 5 bedrooms suggests it was built for a larger family; however, if the local market within 1km primarily comprises smaller, more modern dwellings (as implied by the single comparable sale at €750,000), the current asking price may not fully reflect the potential for value enhancement through modernization and reconfiguration.
Amenities
Transport Connectivity: Information on specific bus routes, train stations, Luas or DART stops serving R32D8Y9 is not provided in the raw data, making it difficult to assess transport links.
Lifestyle Amenities: Specific details on educational facilities, healthcare access, shopping and retail, lifestyle amenities, or childcare services for R32D8Y9 are not provided in the raw data.
Walkability: The raw data does not contain information on actual walking routes or pedestrian infrastructure for this specific location.
Hypothesis: The absence of specific amenity data within the provided metrics for R32D8Y9, despite a listed location outside Dublin, strongly suggests that the property's appeal will be heavily reliant on private transport and that local amenities are likely dispersed, requiring a significant drive for most services.
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.