13 Sli Bhrian, Aras Na Ri, Cashel, Co Tipperary, Cashel, Co. Tipperary, E25 DC42
26 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 26 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
26 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 26 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
26 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with 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 · High
26
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±16%
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 · 26 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 21 Sli Aonghusa, Aras Na Ri, Cashel, Tipperary | 2025-09-25 | 122.5m² | |
| 5 Sli Aonghusa, Aras Na Ri, Old Rd, Tipperary | 2025-08-19 | — |
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 Potential: With a BER rating of SI_666 (effectively unknown/poor), upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000.
Details
- Standard Size for Area: The 120.0m² size of this semi-detached property aligns with the typical median of 3 bedrooms across all analyzed radii, fitting well within the expected configuration for similar homes.
- Value Optimization Opportunity: Given the 'Unknown' BER, focus on improving insulation and heating systems could unlock significant value, especially as 60.87% of properties within 100km sold above asking price, indicating buyer willingness to pay for quality.
- Hypothesis: The 'SI_666' BER rating represents a critical undervaluation opportunity; by investing in energy efficiency upgrades, the property's market appeal and potential sale value could increase by over 7%, mirroring the 4.17% median price change observed in similar properties within 100km over 180 days.
Amenities
Limited Direct Transport: While located in Cashel, Co. Tipperary, the provided data does not reference any specific bus routes, train stations, Luas stops, or DART stations serving this immediate area, indicating a reliance on private transport.
Details
- Local Services Availability: Cashel is known for its historical sites and local amenities; however, specific named shops, restaurants, or healthcare facilities within a defined radius are not detailed in the provided data for precise evaluation.
- Rural Walkability Context: The property's rural setting suggests walkability is likely focused on local roads and potentially nearby green spaces, with limited public pedestrian infrastructure implied by the absence of specific walking route data.
- Hypothesis: The lack of specified public transport links and detailed local amenities in the data suggests that the property's value proposition heavily relies on its established rural charm and proximity to Cashel town's core, with any future infrastructure development, such as improved bus services or local community facilities, potentially acting as a significant value uplift driver.
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.