16 Rosanna Close, Rosanna Road, Reddan's Walk, Co. Tipperary, E34 D231
8 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 3 Bed · 3 Bath · 86m² · End of Terrace
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 8 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
8 closed sales nearby · 18mo 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
Similar homes sold for a median of — know exactly where to anchor your first offer.
Instant access · No subscription · Refund if not useful
A 5% overshoot on a home at the local median costs €8,500 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€8,500
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
Built from 625,000+ verified Irish property transactions
Based on 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a Price on request home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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.
No asking price is listed. The chart shows the verified closed sales distribution for 8 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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
8
Transactions Analysed
Within 3.0km
18 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| No 1 Rosanna Close, Rosanna Road, Tipperary Town, Tipperary | 2024-04-22 | 122m² | |
| 139 St Michaels Avenue, Tipperary Town, Tipperary, Tipperary | 2024-09-27 | — |
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
BER Investment Opportunity: With a C2 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving long-term energy cost savings.
Details
- Efficient Space Utilisation: At 86m², this 3-bedroom, 3-bathroom end-of-terrace property offers a reasonable space allocation, with a 1:1 bed to bath ratio which is appealing for family living.
- Value Optimization Potential: While the current BER is C2, focusing on energy efficiency upgrades could unlock significant value, as properties within 10km with a 3-bedroom configuration have a median sale price of €260,900, suggesting there is scope for value enhancement.
- Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for value uplift. Investing in targeted energy efficiency upgrades, such as improved insulation and heating systems, could align this property with the upper quartile of local sales (P75 sale price of €382,000 within 100km) more readily, bridging the gap between its current estimated value and higher-performing assets.
Amenities
Connectivity: The property is located in Co. Tipperary, outside of major urban centres; specific transport routes like bus services would need local verification, but the absence of Luas/DART data suggests reliance on regional bus networks and private transport.
Details
- Local Services: While specific amenities are not detailed for E34D231, areas in Co. Tipperary typically offer a range of local shops, primary schools, and healthcare facilities, providing essential services for residents.
- Family Amenities: The 3-bedroom configuration suggests suitability for families, and assuming typical rural/town amenities in Co. Tipperary, local primary schools and green spaces would likely be within reasonable proximity.
- Hypothesis: Given the 'Outside Dublin' classification, the true value of amenities will be dictated by the specific town or village in Co. Tipperary where this property is situated; a critical factor for future value appreciation will be any planned improvements to local infrastructure, public transport links, or the development of key community facilities that enhance connectivity and lifestyle appeal.
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.