1 Lower Bansha Road, Clonmel Road, Tipperary Town, Co. Tipperary, E34 E223
6 homes sold nearby. See what they went for — and what to bid on this one.
€210,000 · 2 Bed · 1 Bath · 120m² · End of Terrace
Market Position
Below Typical Sale Prices
At €210,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 20mo 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 €210,000, 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 €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.
These signals interact — full analysis in report.
€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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
20 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Bramble Row, Bansha Rd, Tipperary, Tipperary | 2024-10-30 | 92m² | |
| 10 Father Mathew St, Tipperary, Tipperary, Tipperary | 2025-06-03 | 100m² |
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.