13 river house, clonmel e91 tp83, clonmel, co. tipperary, e91 tp83
12 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 1 Bath · 67m² · Apartment
Market Position
Below Typical Sale Prices
At €165,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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
From €19 for your strategy on a €165,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 size-adjusted median, 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 |
|---|---|---|---|
| Apt 11, Riverside House, Clonmel, Tipperary | 2024-06-14 | — | |
| 8 Emmet Court, Emmet St, Clonmel, Tipperary | 2024-06-28 | 55m² |
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
Energy Efficiency Benefit: With a strong B BER rating, this apartment is estimated to save homeowners €1,000-€1,400 annually on energy costs compared to a D-rated property of similar size, enhancing affordability.
Details
- Value per Square Metre: Priced at €2,463 per square metre, this apartment offers a compelling value proposition compared to its estimated market value of €3,631 per square metre, indicating potential immediate equity gains.
- Functional Configuration: While the median sold property in the 5km radius features 2 bathrooms, this apartment's single bathroom is typical for 2-bedroom units of 67m², providing a practical and efficient layout.
- Hypothesis: Despite being smaller than the median local property, this B-rated 2-bedroom apartment's energy efficiency and compact design are likely to attract a growing segment of buyers prioritizing lower running costs and manageable footprints, potentially pushing its market value to align more closely with its estimated per-square-metre worth.
Amenities
Strategic Connectivity: The property benefits from proximity to Clonmel Train Station, offering direct rail links on the Limerick Junction-Waterford line, complemented by Bus Éireann routes 55 (Cork-Waterford) and 355 (Clonmel-Dublin), enhancing regional access.
Details
- Essential Services Hub: Located near key educational institutions such as St. Mary's CBS Primary School and Loreto Secondary School, alongside essential healthcare access at South Tipperary General Hospital, provides comprehensive family support.
- Vibrant Local Amenities: Residents enjoy immediate access to major retailers like Tesco, Dunnes Stores, Aldi, and Lidl, plus leisure options including Marfield Park and the scenic River Suir promenade, ensuring a high quality of daily life.
- Hypothesis: The ongoing investment in public transport infrastructure, coupled with Clonmel's growing status as a regional hub for education and healthcare, will increasingly enhance the desirability of centrally located apartments like this one, attracting both young professionals and those seeking a connected but affordable lifestyle outside larger cities.
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.