11 Ashgrove Lawn, Clonmel, Co. Tipperary, E91 VX27
17 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 2 Bath · 111m² · Semi-D
Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 closed sales nearby · 8mo 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 €310,000, 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 €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, 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.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
17
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 26 Ashgrove Court, Ballingarrane, Clonmel, Tipperary | 2025-11-04 | 129m² | |
| 34 Ashgrove Lawn, Ballingarrane, Clonmel, Tipperary | 2025-03-07 | — |
Transactions within a 1.5km radius and 18-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
C1 BER Rating: The C1 BER rating indicates moderate energy efficiency. Upgrading to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while current annual energy costs are estimated at €1,400-€1,800 compared to €700-€1,000 for B-rated homes of similar size.
Details
- Generous Space: With 111m² across 3 bedrooms and 2 bathrooms, the property offers a comfortable living space that aligns with typical family needs in this property type.
- Potential Value Optimization: While the BER is C1, investing in insulation and heating upgrades could improve energy costs by an estimated €700-€1,000 annually and enhance market appeal.
- Hypothesis: Given the 100km radius's 100% BER unknown percentage in market metrics, there's a market-wide lack of BER transparency; however, this C1 rating, while not top-tier, positions the property more advantageously than many 'unknown' BER properties and suggests an opportunity for value uplift through targeted energy efficiency improvements that would stand out locally.
Amenities
Connectivity to Regional Hubs: While specific bus routes and train stations for Clonmel are not detailed in the provided data, the 'Outside Dublin' classification suggests a reliance on local public transport or private vehicles for longer commutes.
Details
- Local Services Availability: The presence of 45 properties within a 5km radius and 93 within 10km indicates a developed local area with essential services likely accessible, supporting daily living.
- Family & Lifestyle Focus: The common 3-bedroom, 2-bathroom configuration and the property type (Semi-D) suggest an orientation towards family living, implying the likely presence of nearby schools, parks, and community facilities.
- Hypothesis: Given Clonmel's status as a significant town in Tipperary, a lack of specific public transport route data suggests that while local amenities are likely present, connectivity to major urban centres like Cork or Limerick might require multi-modal transport, potentially impacting commuter appeal for those working outside the immediate county.
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.