Sconce Upper,, Ballyfin,, Co.Laois, R32 W9D9
8 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 4.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 12mo recency · Moderate 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €325,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 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 · Moderate
8
Transactions Analysed
Within 5.0km
12 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Slievenamon, Drim, Mountrath, Laois | 2023-09-06 | — | |
| Paddock, Mountrath, Laois, Laois | 2023-09-01 | 104m² |
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 Improvement Opportunity: Upgrading the C3 BER rating could cost approximately €4,000-€7,000 and potentially increase the property's value by €8,000-€14,000, given that properties with higher BER ratings in similar locations fetch premiums.
Details
- Size Competitiveness: At 120m², this detached house is on par with the median size for 3-bedroom properties within a 10km radius, suggesting it aligns well with local buyer preferences for space.
- Value Optimisation Potential: With a C3 BER rating, annual energy costs are estimated to be around €1,400-€1,900, compared to €900-€1,300 for similar-sized properties with B-rated BERs, presenting a clear opportunity for cost savings and value enhancement through energy upgrades.
- Hypothesis: While the C3 BER rating is average, the significant gap between its energy efficiency and that of properties with A or B ratings suggests that a strategic investment in insulation and heating upgrades could not only yield substantial annual savings of €500-€600 but also significantly improve marketability and long-term capital appreciation.
Amenities
Limited Direct Transport: There are no direct bus routes, Luas, or DART stations listed as serving Ballyfin; the nearest public transport would likely involve significant travel or transfers, impacting commuter convenience.
Details
- Local Services Focus: The property is located in an area where amenities like schools (e.g., Scoil Naomh Eoin in nearby Mountrath), local shops, and St. Luke's General Hospital Kilkenny are accessible within a 10-15km drive, rather than being within immediate walking distance.
- Rural Connectivity Needs: The property's rural location means reliance on private transport, with the nearest substantial retail centres likely being towns like Portlaoise or Mountrath, requiring travel of over 5km for most daily conveniences.
- Hypothesis: The absence of direct public transport links and the reliance on private vehicles for accessing amenities suggests that property value in this specific Ballyfin area is more heavily influenced by the intrinsic qualities of the property and its immediate environment, rather than by its connectivity to urban hubs.
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.