2 Arravale Terrace, Galbally Road, Tipperary Town, Co. Tipperary, E34 FK28
11 homes sold nearby. See what they went for — and what to bid on this one.
€155,000 · 3 Bed · 1 Bath · 78m² · Terrace
Market Position
Priced Within Local Sold Range
At €155,000, this home is priced within the typical range of 11 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
11 closed sales nearby · 12mo 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 €155,000, 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 €7,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €155,000, 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.
€7,750
That's what overbidding by just 5% on a €155,000 home costs you — before interest.
A €19 check before a €155,000 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 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 below the median of comparable sales, 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
11
Transactions Analysed
Within 1.5km
12 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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 3 Arravle Close, Tipperary, Tipperary, Tipperary | 2025-08-08 | 111m² | |
| 56 Obrien St, Tipperary, Tipperary, Tipperary | 2025-12-18 | 145.4m² |
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: With an 'F' BER rating, upgrading to a 'B2' rating could cost approximately €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000.
Space Efficiency: At 78.0m², this 3-bedroom, 1-bathroom terrace property offers a relatively compact living space, meaning efficient use of internal area is crucial for maximizing its appeal.
Value Optimization: Given the 'F' BER, investing in energy efficiency upgrades, such as improved insulation and heating systems, could significantly enhance its marketability and reduce running costs, making it more attractive to buyers.
Hypothesis: The substantial difference in median sale prices between properties within 1km (€142,500) and 10km (€200,000) suggests that while local sale prices are lower, the potential for value uplift through strategic improvements, particularly BER upgrades, might be more pronounced in this specific micro-market.
Amenities
Limited Direct Public Transport: Tipperary Town's connectivity relies on local bus services, with no direct mentions of Luas, DART, or mainline train stations serving this specific location from the provided data.
Local Services Available: The area is likely served by primary and secondary schools such as Scoil Ruáin and means that local shopping is available with supermarkets and pharmacies within Tipperary Town itself.
Walkability: While specific walking routes are not detailed, the property's location on Galbally Road within Tipperary Town implies reasonable walkability to local shops, schools, and services within the town center.
Hypothesis: The absence of major public transport hubs like train stations or Luas stops within immediate proximity, combined with the observed median sale prices within 1km being lower than the 10km radius, indicates that a significant portion of the local property value is tied to private transport access and the proximity to essential town services rather than extensive commuter links.
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.