10 Cluain Na Seimre, Two Mile Borris, Thurles, Co. Tipperary, E41 KT59
5 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 1 Bath · 102m² · Semi-D
Market Position
Below Typical Sale Prices
At €195,000, 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.
5 closed sales nearby · 22mo recency · Low 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 size-adjusted median, 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 · Low
5
Transactions Analysed
Within 5.0km
22 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Cluain Na Seimre, Two Mile Borris, Thurles, Tipperary | 2024-01-09 | 65.8m² | |
| 25 Castle Park, Two Mile Borris, Thurles, Tipperary | 2024-06-18 | 100m² |
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 Upgrade Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000 - €12,000 and potentially increase the property's value by €15,000 - €20,000, representing a strong return on investment.
Details
- Size Advantage: With 102m² of living space, this semi-detached property offers a comfortable size for a 3-bedroom home, aligning well with the median 3-bed configuration in the market.
- Cost of Improvement: Based on a D1 BER rating and 102m² size, current estimated annual energy costs are approximately €1,800 - €2,200, whereas a B2 rating could reduce this to €800 - €1,200.
- Hypothesis: The D1 BER rating is a significant factor hindering the property's valuation, and a focused investment in insulation, heating systems, and potential solar panels could not only recoup the upgrade costs but also elevate the property's market appeal and long-term desirability, especially in a region with fluctuating energy prices.
Amenities
Regional Transport Hub: Thurles Train Station is approximately 7km away, offering direct services to Dublin Heuston and Cork, facilitating intercity travel.
Details
- Local Schools: St. Joseph's Primary School is located within 2km, providing convenient access to local education for families.
- Rural Connectivity: While there are local bus services like Bus Éireann routes operating through Two Mile Borris, these are less frequent and may require transfers for extensive travel within the county or to larger urban centers.
- Hypothesis: The property's location in Two Mile Borris, while offering a rural lifestyle, presents a connectivity challenge for daily commuting to major urban centers like Dublin, with limited direct public transport options and reliance on private car ownership for efficient access to essential services and employment 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.