2 Brewery Lane, Cahir, Co. Tipperary, E21 HX03
9 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 2 Bed · 1 Bath · 45m² · Semi-D
Market Position
Below Typical Sale Prices
At €150,000, 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.
9 closed sales nearby · 9mo 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
Before you bid €150,000, 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 €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €19 check before a €150,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
9 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 6 Hogans Sq, Cahir, Tipperary, Tipperary | 2025-01-23 | — | |
| 26 Mountain View Dr, Cahir, Tipperary, Tipperary | 2025-02-05 | 101m² |
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
Significant BER Upgrade Opportunity: With a BER rating of SI_666 (Unknown), a targeted upgrade from an assumed D-rating to a B2 BER could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Details
- Compact Living Space: At 45.0m², this 2-bedroom semi-detached property is considerably smaller than the median 3-bedroom properties found within a 100km radius, which average 3 bedrooms and 2 bathrooms.
- Investment in Efficiency: The current unknown BER rating implies an estimated annual energy cost of €1,800-€2,200 for a property of this size, compared to €800-€1,200 for properties with B-rated BERs, highlighting a significant saving opportunity with upgrades.
- Hypothesis: Given the property's small size (45m²) and unknown BER, there's a significant opportunity to enhance its marketability and value by investing in insulation and heating system upgrades, aiming for a B-rated BER. This strategic improvement could unlock a premium of 10-15% over current asking price, aligning it better with comparable properties in the 10km radius which show a higher median of 3 bedrooms.
Amenities
Limited Direct Transport Links: As the property is located outside Dublin, specific bus routes, train stations, or Luas stops serving this immediate area are not detailed in the provided data, suggesting potential reliance on private transport.
Details
- Local Service Access: While specific amenities are not listed, Cahir, Co. Tipperary, typically offers essential services including supermarkets like SuperValu, local pharmacies, primary and secondary schools such as Cahir Boys National School and Cahir Mercy Secondary School, and healthcare facilities.
- Potential for Walkability: Being in Cahir town, the property likely benefits from reasonable walkability to local shops, cafes, and essential services, though specific pedestrian infrastructure details are absent.
- Hypothesis: The lack of detailed public transport information for this specific address suggests that its value may be significantly tied to its proximity to Cahir town centre amenities and its appeal to buyers who prioritize rural living with convenient access to local services over extensive public transport connectivity.
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.