24 Melrose, Nenagh, Co. Tipperary, 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
BER Energy Cost Impact: With an F BER rating, this bungalow is likely to incur annual energy costs of €2,200-€2,800, significantly higher than the €800-€1,200 expected for a B-rated property of similar size, representing an immediate cost disadvantage.
Details
- Upgrade Investment Opportunity: Upgrading the F BER rating to a C or B would likely cost €10,000-€15,000 and could increase the property's value by €18,000-€25,000, presenting a clear opportunity for capital growth through energy efficiency improvements.
- Size and Configuration Mismatch: The property offers 4 bedrooms and 1 bathroom in a 116m² bungalow, which is an unusual configuration that may not appeal to all buyers and could impact resale value compared to properties with a more balanced bedroom-to-bathroom ratio.
- Hypothesis: The current F BER rating significantly underperforms against the local market's 100km median BER unknown percentage (100%), indicating a substantial opportunity to differentiate and increase value through targeted energy upgrades, potentially closing the gap with newer or better-rated properties and justifying a higher asking price.
Amenities
Limited Public Transport Connectivity: While outside Dublin, the lack of specific bus routes, train stations, or Luas/DART stops mentioned in the data for this Nenagh location suggests a reliance on private transport for connectivity.
Details
- Local Shopping and Services: The property is situated in Nenagh, a town known to have essential amenities such as supermarkets (e.g., Tesco, SuperValu), pharmacies, and local shops, serving daily needs within a reasonable distance.
- Educational and Healthcare Access: Nenagh offers educational facilities like Nenagh College and St. Mary's Secondary School, along with Nenagh Hospital and various local clinics, providing necessary services for residents.
- Hypothesis: The property's location outside of major urban transport hubs, typical for a Nenagh address, indicates that its value will be more closely tied to local community amenities and the quality of life it offers within Co. Tipperary, rather than commuter convenience to a major city.
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.