2 The Meadows, Ballyporeen, Ballyporeen, Co. Tipperary, E21 XR24
9 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 3 Bath · 1000m² · Detached
Market Position
Below Typical Sale Prices
At €265,000, 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 · 21mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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
Price Distribution Analysis
9 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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 5.0km
21 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 |
|---|---|---|---|
| Upper Main Street, Ballyporeen, Cahir, Tipperary | 2025-06-12 | 108m² | |
| River Lane, Ballyporeen, Tipperary, Tipperary | 2025-11-06 | 106m² |
Transactions within a 5.0km radius and 36-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 Rating Advantage: The B3 BER rating suggests better energy efficiency than many older properties, potentially leading to annual energy cost savings of €300-€500 compared to G-rated homes of similar size.
Size Discrepancy: At 1000m², this property is exceptionally large for the typical market within 10km, where the median size is not provided but implied to be smaller given the 3-bedroom configuration and nearby property count.
Value Optimization Opportunity: Upgrading from a B3 BER to a B2 or A3 rating could cost an estimated €4,000-€7,000 and potentially increase the property's market value by €8,000-€12,000, offering a solid return on investment.
Hypothesis: The unusually large size of 1000m² for a 3-bedroom detached property suggests that it may have been originally designed for a different purpose or is situated on a very large plot, which could be a significant value driver if the land is well-utilized or has development potential.
Amenities
Limited Transport Connectivity: Ballyporeen is not directly served by major bus routes like Dublin Bus or train stations; the nearest significant public transport would likely involve a considerable journey to towns like Cahir or Mitchelstown, requiring multiple transfers.
Local Amenities Gap: Information on specific schools, healthcare, or retail outlets directly within Ballyporeen is absent in the provided data, suggesting potential reliance on nearby larger towns for essential services and shopping, which are likely more than 5km away.
Walkability Concerns: Given its rural location, walkability is likely limited to immediate surroundings, with limited pedestrian infrastructure and a lack of readily accessible shops, cafes, or parks within easy walking distance, potentially impacting daily convenience.
Hypothesis: The rural location of Ballyporeen, while offering potential for lower property prices and a quieter lifestyle, presents a significant challenge for buyers seeking convenience and good connectivity, with the current asking price not reflecting this amenity deficit.
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.