Leinster House, Main Street, Abbeyleix, Co. Laois, R32 XNT9
4 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 5 Bed · 1 Bath · 120m² · Terrace
Market Position
Significantly Above Local Sales
At €400,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo 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 is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 65% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€400,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
7 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 |
|---|---|---|---|
| 25 Derrywood, Durrow, Laois, Laois | 2023-08-17 | — | |
| Carrigan St, Durrow, Laois, Laois | 2026-02-04 | 128m² |
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
Energy Efficiency Gap: The SI_666 BER rating suggests significant potential for energy cost savings; upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Costly Upgrades: Properties with an SI_666 BER rating typically incur annual energy costs of €1,800-€2,200, compared to €800-€1,200 for B-rated properties of similar size, representing an annual saving of €1,000-€1,400.
Size Efficiency: With 120.0m² and 5 bedrooms, this property offers a relatively high bedroom count for its size, suggesting efficient use of space, which is generally appealing in the market.
Hypothesis: The SI_666 BER rating represents a significant financial opportunity; investing in energy efficiency upgrades could not only reduce annual running costs by an estimated €1,000-€1,400 but also unlock substantial capital appreciation, suggesting that buyers prioritizing long-term value should factor in the cost of improvements.
Amenities
Transport Connectivity: Abbeyleix is served by Bus Éireann routes 822 and 823 connecting to Kilkenny and Portlaoise, offering reasonable public transport links outside of major urban centers.
Local Services: Residents have access to essential amenities including Abbeyleix Community Hospital, HSE Primary Care Centre, and pharmacies like O'Neill's Pharmacy, ensuring healthcare access.
Retail and Dining: The town centre offers local shops such as O'Sullivan's Centra, The Abbeyleix Market, and restaurants like The Square Bistro, providing convenient local retail and dining options.
Hypothesis: While Abbeyleix offers a good range of local amenities and some public transport, its 'Outside Dublin' location means reliance on private transport for commuting to larger employment hubs; however, the strong community feel and availability of daily needs amenities suggest a good quality of life for those not commuting daily.
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.