Newtown, Skeirke, Ballybropy, Portlaoise, Co. Laois, Ballybrophy, Co. Laois, R32 P2E2
11 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 3 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €160,000, 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.
11 closed sales nearby · 18mo 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 €160,000, 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 €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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
From €19 for your strategy on a €160,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, 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
11
Transactions Analysed
Within 5.0km
18 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 |
|---|---|---|---|
| Derrinsallagh, Borris In Ossory, Co Laois, Laois | 2024-09-19 | 69m² | |
| Derrinsallagh, Borris In Ossory, Portlaoise, Laois | 2023-10-09 | — |
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
Efficient BER Rating: A B BER rating indicates good energy efficiency, suggesting annual energy costs of approximately €1,000-€1,400, compared to €1,800-€2,200 for a D-rated property of similar size.
Spacious Family Home: At 120m² with 3 bedrooms and 1 bathroom, the property offers a good balance of living space for a family, with potential to reconfigure or extend the bathroom for enhanced appeal.
Value Optimization Opportunity: While the BER is good, further upgrades to an A rating could theoretically reduce annual energy costs by an additional €200-€400, though the initial investment may outweigh immediate financial returns for a B-rated property.
Hypothesis: The property's B BER rating and 120m² size are well-aligned with typical family needs, but the single bathroom configuration is a significant potential bottleneck for resale value in a market where 2+ bathrooms are increasingly standard for 3-bed homes; investing in a second bathroom could unlock a 5-10% value uplift.
Amenities
Limited Direct Transport: While the property is outside Dublin, specific local bus routes, train stations, Luas, or DART services directly serving Newtown, Skeirke, Ballybropy are not provided, suggesting reliance on private transport or longer commutes to main hubs.
Basic Local Services: Access to specific schools like Portlaoise Educate Together National School or healthcare facilities such as Portlaoise General Hospital would be key indicators of amenity strength, but these are not detailed for this precise location.
Rural Lifestyle Amenities: Without specific names of local parks, cafes (e.g., 'The Kitchen' in Portlaoise), or shops (e.g., Tesco Portlaoise), it's difficult to assess the immediate lifestyle appeal and walkability beyond general rural access.
Hypothesis: Given the rural location (R32P2E2), the primary driver of future value will likely be improved connectivity to larger employment centres like Portlaoise or even Dublin; if any government or local authority plans for enhanced public transport links or improved road infrastructure serving this specific rural pocket emerge, property values could see a significant increase due to its 'escape to the country' 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.