Riva, Abbeyleix, Portlaoise, Co. Laois, R32 RP08
9 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 152m² · Detached
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 1.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 17mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the size-adjusted median. 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
9
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±19%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 De Vesci Hill, Abbeyleix, Laois, Laois | 2024-12-09 | 196.1m² | |
| 33 Grallow Wood, Abbeyleix, Co Laois, Laois | 2024-10-25 | 124m² |
Transactions within a 3.0km radius and 24-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 Efficiency: With a B3 BER rating, this property is performing well, likely resulting in annual energy costs of €1,400-€1,800, compared to €2,000-€2,600 for a typical D-rated property of similar size.
Details
- Generous Space: The 152m² size with 4 bedrooms and 3 bathrooms is larger than the 3-bedroom, 2-bathroom median seen in the 100km radius data, offering excellent space for families.
- Value Optimization: While the B3 BER is good, an upgrade to B1 or A-rated could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000 based on market premiums for top energy efficiency.
- Hypothesis: The B3 BER rating, while good, leaves a marginal opportunity for value uplift through targeted insulation and heating system upgrades, especially considering the 100% BER unknown metric in wider market data, which implies a potential premium for clearly superior energy performance.
Amenities
Transport Access: While specific local routes are not detailed, the 'outside Dublin' designation suggests reliance on intercity bus services connecting to Portlaoise and potentially regional bus Éireann routes, with Portlaoise Train Station offering rail links.
Details
- Local Services: Abbeyleix offers a range of amenities including local shops, cafes like 'The Milk Market Cafe', and parks such as 'Abbeyleix Bog Walk', contributing to a well-rounded lifestyle.
- Healthcare and Education: Residents have access to the primary healthcare services in Abbeyleix and Portlaoise, with Portlaoise General Hospital approximately 10km away. Educational needs are met by local primary schools in Abbeyleix and secondary schools in Portlaoise.
- Hypothesis: The property's location outside Dublin, combined with Abbeyleix's established community infrastructure and Portlaoise's service hub status, suggests a growing appeal for those seeking a balance of rural tranquility and accessible amenities, potentially driving future demand.
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.