1 Lower Bansha Road, Clonmel Road, Tipperary Town, Co. Tipperary, E34 E223
30 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 2 Bed · 1 Bath · End of Terrace
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Market Position
At the Upper End of Local Sales
At €210,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
30 closed sales nearby · 13mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €210,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €10,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €210,000, 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.
€10,500
That's what overbidding by just 5% on a €210,000 home costs you — before interest.
A €19 check before a €210,000 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 30 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
30 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 12% year-on-year, based on the trailing 24-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 19% 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
€210,000
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 · High
30
Transactions Analysed
Within 3.0km
13 months
Data Freshness
Most recent sale age
±20%
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 · 30 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Bramble Row, Bansha Rd, Tipperary, Tipperary | 2024-10-30 | 92m² | |
| 6 Bansha Rd, Tipperary Town, Tipperary, Tipperary | 2025-03-20 | 40m² |
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 Rating Impact: The SI_666 BER rating indicates a very low energy efficiency. Upgrading from this rating to a B2 would likely cost €15,000-€20,000 but could increase the property's value by €25,000-€35,000.
Cost of Inefficiency: Properties with an SI_666 BER rating can incur annual energy costs of €2,500-€3,500, whereas a B2-rated property of similar size might cost €1,000-€1,500 annually, a saving of €1,500-€2,000 per year.
Space Efficiency: With 120.0m² and 2 bedrooms, the property offers a relatively spacious layout per bedroom, which is a positive aspect for potential buyers seeking roominess.
Hypothesis: Given the extremely poor BER rating (SI_666), the primary value driver for this property will be significant investment in energy efficiency upgrades, as the current rating is likely a substantial deterrent to buyers and a major ongoing cost for any owner, overshadowing other potential quality aspects.
Amenities
Transport Connectivity: Tipperary Town is served by Bus Eireann routes, including routes like the 245 connecting to Limerick and Waterford, and the local link services, offering regional connectivity.
Healthcare Access: Within Tipperary Town, residents have access to the Tipperary University Hospital and various local clinics and pharmacies, such as LloydsPharmacy.
Educational Facilities: The area is supported by St. Anne's Primary School and the Convent of Mercy, with further secondary options available in Tipperary Town.
Hypothesis: While Tipperary Town offers essential services and regional bus connectivity, the absence of direct train lines or rapid transit options like Luas/DART means that for commuters seeking access to major urban centers, journey times will be significantly longer, impacting its appeal to a wider buyer pool compared to properties with more direct transport links.
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.