118 Ard Na Greine, Clonmel, Co. Tipperary, E91 T259
6 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 3 Bed · 1 Bath · 89m² · Bungalow
Market Position
Priced Within Local Sold Range
At €240,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 7mo 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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 1.5km
7 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 Matthew Terrace, Clonmel, Tipperary, Tipperary | 2026-01-27 | 69.8m² | |
| Lisgorm, Griffith Ave, Clonmel, Tipperary | 2025-12-15 | 134m² |
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 G BER rating, upgrading to a C1 rating could cost between €15,000 - €20,000 and potentially increase the property's value by €25,000 - €30,000.
Size Efficiency: At 89m², this 3-bedroom bungalow offers a reasonable 29.67m² per bedroom, which is standard for its type and size in suburban areas.
Value Optimization: Investing an estimated €15,000-€20,000 in energy efficiency upgrades (from G to C1 BER) could unlock an estimated €25,000-€30,000 in property value increase, a strong return on investment.
Hypothesis: The significant price difference between the median sale price for the 'same broad type' bungalows (€302,500 within 1km) and the 'same type' bungalows (€285,000 within 1km) suggests that minor variations in property features or condition for bungalows significantly impact value, and the G BER rating is a substantial detractor which could be overcome with targeted improvements.
Amenities
Transport Connectivity: While specific bus routes, train stations, or Luas/DART stops serving Clonmel, Co. Tipperary are not provided in the data, it is a regional town with typical Irish public transport infrastructure connecting it to larger hubs.
Local Facilities: Clonmel, Co. Tipperary, as a county town, is expected to have a range of educational facilities, healthcare services including a primary hospital, and various shopping and retail options, along with local restaurants and parks.
Walkability: As a bungalow located at E91T259, walkability would depend on the specific estate layout and proximity to local services within Clonmel town, likely offering good pedestrian access to immediate neighbourhood amenities.
Hypothesis: Given Clonmel's status as a significant town in Co. Tipperary, the availability of direct transport links to larger centres like Cork or Waterford, coupled with a well-developed local infrastructure of schools, healthcare, and retail, would significantly enhance the appeal of a property like this bungalow to families and local commuters, potentially driving future value increases by 10-15% over five years.
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.