12 Nenagh Manor Apartments, Yewston, Nenagh, Co Tipperary, E45 H210
11 homes sold nearby. See what they went for — and what to bid on this one.
€169,500 · 1 Bed · 1 Bath · 47m² · Apartment
Market Position
At the Upper End of Local Sales
At €169,500, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
11 closed sales nearby · 10mo 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 €169,500, 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 €8,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €169,500, 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.
€8,475
That's what overbidding by just 5% on a €169,500 home costs you — before interest.
A €19 check before a €169,500 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 median of comparable sales. 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
Financial Exposure · 21% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€169,500
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
11
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±7%
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Avondale Court, William Street, Nenagh, Tipperary | 2025-05-13 | — | |
| Apt 14 Nenagh Manor, Yewston, Nenagh, Tipperary | 2025-04-03 | 52m² |
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 Improvement Opportunity: Upgrading the D1 BER rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and significantly reducing annual energy costs from an estimated €1,800-€2,200 towards €800-€1,200 for a B-rated property.
Compact Living Space: At 47m², this 1-bedroom apartment offers efficient living but is smaller than the median size for apartments, suggesting it's best suited for singles or couples.
Value Optimization Potential: Addressing the D1 BER rating through insulation and heating upgrades represents a tangible opportunity to enhance the property's long-term value and appeal, especially given the current energy cost climate.
Hypothesis: Given the D1 BER rating and the relatively small size (47m²), future value appreciation may be more heavily influenced by significant capital expenditure on energy efficiency and interior modernization rather than organic market growth alone, especially compared to larger or better-rated properties in the area.
Amenities
Transport Connectivity: While specific bus routes and train stations for Nenagh Manor Apartments are not detailed, Nenagh town centre typically serves as a hub for Bus Éireann services connecting to major towns and cities, and the nearest train station is Nenagh Train Station, approximately 2km away.
Local Conveniences: The Yewston area in Nenagh is generally well-served with amenities including supermarkets like Tesco and Dunnes Stores, local shops, and services in Nenagh town centre, all within a short driving distance or accessible via local transport.
Educational & Healthcare Access: Nenagh offers a range of educational facilities from primary schools like St. Mary's Primary School to secondary schools like Nenagh College, and healthcare is provided by Nenagh General Hospital and local medical clinics.
Hypothesis: The lack of direct public transport integration mentioned in the data for this specific address, coupled with its 'outside Dublin' classification, suggests that while Nenagh town offers good local amenities, reliance on private transport is likely higher, which could influence long-term rental demand and buyer appeal compared to areas with direct links to major urban centres.
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.