20 Hazel Close, Green Hill Village, Carrick-on-Suir, Co. Tipperary, E32 TW73
17 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 3 Bed · 3 Bath · 103m² · Semi-D
Market Position
Priced Above Local Sales
At €260,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
17 closed sales nearby · 6mo 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
17
Transactions Analysed
Within 1.5km
6 months
Data Freshness
Most recent sale age
±12%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Hawthorn Crescent, Greenhill Village, Carrick On Suir, Tipperary | 2025-08-22 | 116m² | |
| 47 Ravenswood, Carrick On Suir, Tipperary, Tipperary | 2025-12-19 | 87m² |
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
Moderate BER Rating: The C1 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating might cost €8,000-€12,000 and could increase property value by €15,000-€20,000.
Details
- Adequate Size for Type: At 103m², the property offers a good footprint for a 3-bedroom semi-detached home, aligning with the median of 3 bedrooms in the wider market data.
- Potential for Value Optimization: While currently valued at €273,857, strategic improvements such as enhancing insulation or upgrading heating systems could further solidify its market position and potentially reduce annual energy costs from an estimated €1,500-€2,000 for a C1 rating.
- Hypothesis: Given the prevalence of C1 BER ratings and the general lack of BER data in the provided metrics (100% unknown within 100km), investing in visible energy efficiency upgrades on this property could create a significant market differentiator, commanding a premium over similar unrated or lower-rated properties in the local area.
Amenities
Limited Local Transport Data: No specific bus routes, train stations, Luas, or DART stops serving Carrick-on-Suir were provided in the raw data, indicating a reliance on private transport for connectivity.
Details
- Essential Services Nearby: The area likely offers access to core services with the presence of Carrick-on-Suir being a town, implying typical amenities such as local pharmacies and potentially a local clinic.
- Green Hill Village Setting: The address suggests a village setting, implying a quieter lifestyle with potential proximity to local parks or walking areas, though specific names were not provided.
- Hypothesis: The lack of detailed public transport and specific amenity data for Green Hill Village suggests a hyperlocal market with limited reliance on public services, where property desirability will heavily depend on the intrinsic qualities of the property and its immediate surroundings rather than broad connectivity to larger urban centers.
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.