Rossleighan, Portlaoise, Co. Laois, R32 D21K
12 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 1 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €350,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
12 closed sales nearby · 5mo 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
5 months
Data Freshness
Most recent sale age
±18%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballyfin Road, Portlaoise, Co Laois, Laois | 2025-11-28 | 120m² | |
| Tricia House, Green Rd, Laois, Laois | 2025-08-07 | — |
Transactions within a 1.5km radius and 18-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 Value Opportunity: With a BER rating of B, this property is well-positioned, but upgrades to a B1 or A rating could potentially reduce annual energy costs by an estimated €400-€800 compared to properties with D ratings.
Details
- Generous Sizing: The 120m² size of this detached property is substantial, aligning with the 'Large' size category and offering ample living space compared to the median 3-bedroom properties with fewer bathrooms in the 100km radius market.
- Value Optimization Potential: While BER B is good, further optimization by addressing specific elements like insulation or heating systems could potentially increase the property's value by €10,000-€15,000, especially if similar local properties are achieving higher BER ratings.
- Hypothesis: The current B BER rating offers a good starting point, but the cost of upgrading to a higher efficiency band (e.g., B1/A) is likely to be between €5,000-€9,000. If similar properties in the area are achieving A-ratings, this investment could unlock a further €10,000-€18,000 in market value, making it a strategic consideration for future owners.
Amenities
Connectivity Hub: Portlaoise is served by national rail services from Portlaoise Train Station, providing direct links to Dublin Heuston. Bus Eireann operates services like the 736 from Portlaoise to Dublin.
Details
- Local Education Access: The area benefits from St. Mary's CBS Primary School and Scoil Mhuire Secondary School within Portlaoise town, offering established educational facilities for families.
- Retail and Healthcare Hub: Portlaoise town centre provides access to a range of retailers including Dunnes Stores and Tesco, alongside the Midland Regional Hospital, Portlaoise, ensuring essential services are within reach.
- Hypothesis: The continued development and potential upgrades to Portlaoise Train Station, coupled with proposed infrastructure improvements connecting to the M7 motorway, could significantly enhance commuter accessibility to Dublin, potentially leading to a 5-10% increase in property values within a 5km radius over the next 3-5 years.
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.