Upper Clonehurk, Ballyfin, Portlaoise, Co. Laois, R32 DY63
4 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €310,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballhuppahaun, Rosenallis, Co Laois, Laois | 2024-09-27 | 144m² | |
| Barkmills, Mountmellick, Laois, Laois | 2025-11-21 | 153.9m² |
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 C2 Efficiency: The C2 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €1,900-€2,400 for a D-rated property of similar size.
Space Efficiency: At 120.0m², this 3-bedroom, 1-bathroom detached home offers a standard living space, with an average of 40m² per bedroom.
Upgrade Opportunity: Investing €9,000-€13,000 to upgrade the BER from C2 to B2 could potentially increase property value by €12,000-€18,000, offering a sound return on investment.
Hypothesis: Given the C2 BER rating, a targeted investment in improving insulation and heating systems could not only reduce annual energy bills by an estimated €400-€600 but also significantly enhance the property's market appeal and resale value, especially if neighboring properties have achieved higher BER ratings.
Amenities
Limited Direct Public Transport: No specific bus routes, train stations, Luas, or DART stops are listed as directly serving Upper Clonehurk, Ballyfin, indicating a reliance on private transport.
Local Educational Access: While specific institutions are not detailed, the general area around Portlaoise would typically offer a range of primary and secondary schools like Scoil Mhuire or Portlaoise College.
Healthcare Proximity: Portlaoise town centre, approximately 7km away, provides access to the Portlaoise General Hospital and local pharmacies, offering essential healthcare services.
Hypothesis: The property's semi-rural location, with limited public transport options, suggests that its value is intrinsically tied to the quality of local services and the ease of access to Portlaoise town for amenities, rather than broad commuter connectivity.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.