The Residence, 9 Kellyville Park, Portlaoise, Portlaoise, Co. Laois, R32 DY93
7 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 3 Bed · 3 Bath · 120m² · Duplex
Market Position
At the Upper End of Local Sales
At €399,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 9mo 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 €399,000, 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 €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €399,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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
Financial Exposure · 110% 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
€399,000
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 · Moderate
7
Transactions Analysed
Within 1.5km
9 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Hynds Sq, Portlaoise, Laois, Laois | 2025-04-11 | 80m² | |
| 15 Ashbrook Gardens, Mountrath Rd, Portlaoise, Laois | 2025-08-13 | 56m² |
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 C1 Efficiency: The C1 BER rating indicates moderate energy efficiency; upgrading to a B2 rating could potentially save €400-€800 annually in energy costs compared to its current rating, based on typical property sizes.
Details
- Value Optimization Potential: With a BER rating of C1, investing €8,000-€12,000 in energy efficiency upgrades to reach a B2 rating could enhance the property's market appeal and potentially increase its value by €15,000-€20,000.
- Generous Space Allocation: At 120m², the property offers a spacious layout, aligning well with the 3-bedroom, 3-bathroom configuration, and providing ample living space for a family.
- Hypothesis: The C1 BER rating, while functional, represents a missed opportunity for significant value uplift and operational cost savings. Properties in the 10km radius with a median of 3 bathrooms and 3 beds achieved a median sale price of €259,000 over 180 days, suggesting that improving the BER to B2 (estimated upgrade cost €8,000-€12,000, potential value increase €15,000-€20,000) could not only align with the higher-priced market segments but also position it more favourably against A or B-rated homes, potentially commanding a premium of €25,000-€35,000 in the local market.
Amenities
Limited Direct Transport: The property's location outside Dublin means no direct Luas or DART access; nearest train services would likely be from Portlaoise train station, requiring local transport or driving.
Details
- Local Educational Access: Portlaoise town offers a range of educational facilities including Scoil Mhuire (Primary School) and Portlaoise College (Secondary School), catering to family needs.
- Portlaoise Town Amenities: Residents can access shopping at Laois Shopping Centre, healthcare at Portlaoise General Hospital, and lifestyle options like restaurants and parks within Portlaoise town centre.
- Hypothesis: While Portlaoise offers essential amenities and is served by the national rail network, its connectivity to Dublin for daily commuting is less direct than areas closer to the capital. The absence of specific bus routes, Luas, or DART lines within immediate proximity suggests a reliance on private transport, which may be a limiting factor for buyers prioritizing commute times to Dublin, but could be an advantage for those valuing a more regional lifestyle at a lower price point compared to the Dublin commuter belt.
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.