11 glencarrick, roscrea, co tipperary, roscrea, co. tipperary, e53 pa48
7 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 2 Bath · 103m² · Bungalow
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 1.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 9mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
7
Transactions Analysed
Within 1.5km
9 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11 Glencarrig, Roscrea, Tipperary, Tipperary | 2025-07-17 | 103.5m² | |
| Colarra, Parkmore, Roscrea, Tipperary | 2026-01-08 | 141m² |
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
BER Upgrade Potential: With a BER rating of D, this property presents an opportunity for significant value uplift; strategic upgrades to a B2 rating could cost between €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000.
Higher Energy Costs: The current D BER rating indicates higher energy consumption, with estimated annual energy costs ranging from €1,800-€2,200 for a property of this size, significantly more than the €800-€1,200 typically associated with B-rated homes.
Well-Sized for Family Living: At 103m² with 3 bedrooms and 2 bathrooms, this bungalow offers a practical layout suitable for families, aligning well with the median 3-bed and 2-bath configuration observed in properties sold within a 50km radius.
Hypothesis: Given the current market's sensitivity to energy efficiency, properties in Roscrea with a D BER or lower that undergo significant upgrades to a B2 or higher will likely command a disproportionately higher premium than the cost of the upgrades, as buyers increasingly factor long-term running costs into their purchasing decisions, especially outside of major urban centers.
Amenities
Regional Transport Access: Connectivity for this Roscrea property is provided by Roscrea Train Station, offering direct rail links via Ballybrophy, and local Bus Éireann services like Route 828 and 854 enhancing regional access for commuters.
Local Family Facilities: The property benefits from proximity to key family amenities, including primary schools like Scoil Eoin Naofa and secondary education at Coláiste Phobal Ros Cré, alongside childcare options such as Little Scholars Crèche & Montessori, all within convenient access in Roscrea.
Essential Local Services: Daily needs are well-catered for with supermarkets such as SuperValu Roscrea and Tesco Roscrea, healthcare access through Roscrea Primary Care Centre, and recreational opportunities at Roscrea Town Park, all enhancing local quality of life.
Hypothesis: The continued development of localized essential services and recreational facilities in Roscrea, rather than major infrastructure projects, will be the primary driver of sustained property value growth, as the town positions itself as an increasingly self-sufficient and attractive option for families seeking a balanced lifestyle outside larger urban centers.
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.