24 Dún Lia, Loughtagalla, Thurles, Co. Tipperary, E41 K8Y4
9 homes sold nearby. See what they went for — and what to bid on this one.
€255,000 · 3 Bed · 3 Bath · 106m² · Semi-D
Market Position
Below Typical Sale Prices
At €255,000, 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 · 12mo 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 €255,000, 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 €12,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €255,000, 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.
€12,750
That's what overbidding by just 5% on a €255,000 home costs you — before interest.
A €19 check before a €255,000 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 €255,000 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, 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 · Moderate
9
Transactions Analysed
Within 1.5km
12 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 |
|---|---|---|---|
| 22 Dun Lia, Loughtagalla, Thurles, Tipperary | 2025-02-21 | 100.3m² | |
| 57 Ard Mhuire, Thurles, Tipperary, Tipperary | 2025-09-16 | 79m² |
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 C1 Potential: With a C1 BER rating, upgrading to a B2 rating could cost approximately €8,000 - €12,000, potentially increasing the property's value by €15,000 - €20,000 and reducing annual energy costs significantly compared to lower-rated properties.
Details
- Efficient Space Utilization: The 106m² semi-detached house offers a good balance of space for its type, with 3 bedrooms and 3 bathrooms, fitting the median configuration for properties sold within 100km.
- Value Optimization Opportunity: Investing in energy efficiency upgrades from C1 could lead to annual savings of €1,000 - €1,400 compared to D-rated homes of similar size, enhancing long-term affordability and market appeal.
- Hypothesis: Given the C1 BER rating and the average size, focusing on a staged upgrade plan, prioritizing insulation and heating system improvements, could offer the best return on investment, moving the property towards a B2 or B1 rating within 5 years, aligning with a growing buyer preference for energy-efficient homes outside of major urban centers.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations listed for direct service to Loughtagalla, Thurles, indicating reliance on private transport for connectivity.
Details
- Local Essentials Available: The area benefits from proximity to Thurles town, offering access to amenities such as Lidl and Aldi for shopping, and St. Mary's Hospital for healthcare needs, supporting daily life.
- Family & Educational Hub: The vicinity is served by primary schools like Scoil na Mainistreach and secondary education at Coláiste Mhuire, along with local parks providing recreational space for families.
- Hypothesis: The lack of direct public transport links and the reliance on private vehicles suggest that future development in Loughtagalla could significantly enhance property value and appeal if it includes improved connectivity, such as a local bus service linking to Thurles town centre and its transport hubs.
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.