24 Melrose, Nenagh, Co. Tipperary, E45 XH73
9 homes sold nearby. See what they went for — and what to bid on this one.
€375,000 · 4 Bed · 1 Bath · 116m² · Bungalow
Market Position
Priced Within Local Sold Range
At €375,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 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 €375,000, 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 €18,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €375,000, 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.
€18,750
That's what overbidding by just 5% on a €375,000 home costs you — before interest.
A €19 check before a €375,000 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 · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €375,000 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 sits marginally above the size-adjusted median. 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
9
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.
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 |
|---|---|---|---|
| St Conlans Rd, Nenagh, Co Tipperary, Tipperary | 2025-10-20 | — | |
| 23 Dromin Rd, Nenagh, Tipperary, Tipperary | 2024-10-25 | 160m² |
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 an F BER rating, upgrading to a B2 would likely cost €8,000-€12,000 and could increase property value by €15,000-€20,000, representing a substantial investment return and improvement in marketability.
Details
- Spacious Living Area: The property offers 116.0m² of living space with 4 bedrooms, exceeding the median 3-bedroom configuration in the 100km radius market, providing ample room for families.
- Potential Value Optimization: The current BER F rating implies significantly higher annual energy costs compared to better-rated properties; investing in insulation, heating upgrades, and potentially solar panels could reduce running costs and enhance saleability, particularly as the market increasingly values energy efficiency.
- Hypothesis: The F BER rating, while a current drawback, presents a significant opportunity for value enhancement. Buyers willing to invest in energy efficiency upgrades could differentiate this property from the F-rated competition, potentially capturing a premium in a market increasingly sensitive to running costs and environmental impact.
Amenities
Limited Direct Transport: While Nenagh is served by Bus Éireann routes, there are no specific route numbers or nearby train stations mentioned in the data, suggesting potential reliance on private transport for longer distances or access to major hubs.
Details
- Local Service Access: Nenagh offers essential local services including shops like Dunnes Stores and Aldi, educational facilities like St. Joseph's CBS Primary School and Nenagh College, and healthcare access via Nenagh Hospital, indicating reasonable local amenity provision.
- Walkability and Green Space: The property's location within Nenagh likely offers good walkability to local shops and amenities, and potential access to green spaces like Nenagh Castle grounds and the Nenagh River walk, enhancing local lifestyle appeal.
- Hypothesis: The absence of specific public transport route data and proximity to major transport hubs within the provided metrics suggests that the primary appeal of this property's location lies in its local amenities within Nenagh town itself, rather than its connectivity to larger urban centres, indicating its value proposition is strongest for those prioritizing local community access over daily commuting.
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.