10 Kennedy Terrace, Carrickbeg, Carrickbeg, Co. Tipperary, E32 Y624
12 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 1 Bath · 80m² · Terrace
Market Position
Priced Within Local Sold Range
At €200,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 18mo 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 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 · High
12
Transactions Analysed
Within 3.0km
18 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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 39 St Molleran's, Corrick On Suir, Co Tipperary, Tipperary | 2024-12-06 | — | |
| 4 Park Side, Carrick On Suir, Co Tipperary, Tipperary | 2025-01-03 | 75.7m² |
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
Moderate Energy Efficiency: The C1 BER rating means this property likely has annual energy costs of €1,400-€1,800, which are higher than properties with B or A ratings, and potential for savings through upgrades.
Value Enhancement Potential: Upgrading from a C1 BER rating to a B2 could cost approximately €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a sound investment.
Space Utilisation: At 80.0m², the property offers 3 bedrooms and 1 bathroom, which is a common configuration, but the single bathroom might be a constraint for a family with multiple occupants.
Hypothesis: Given the C1 BER, the primary value optimization for this property lies in targeted energy efficiency upgrades; investing €7,500 in insulation and a heat pump could shift the BER to B1 and add approximately €12,000 to the property's resale value within 12-24 months.
Amenities
Transport Links: Carrickbeg is served by local bus services, though specific route numbers and train stations require further local investigation; proximity to the N24 offers road connectivity.
Local Services: Carrickbeg and the adjacent town of Carrick-on-Suir offer a range of amenities including primary and secondary schools, pharmacies, local shops, and supermarkets like Lidl and SuperValu.
Green Spaces: Access to the River Suir provides walking routes, and nearby parks within Carrick-on-Suir offer recreational opportunities for residents.
Hypothesis: The value of properties in Carrickbeg is significantly enhanced by its integration with the amenities of Carrick-on-Suir, creating a combined offering of services and transport that benefits from the €2,200-€2,700 per sqm median sale price seen in the 1km and 3km radii.
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.