25 Brookway, Clonmel, Co. Tipperary, E91 H361
24 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 2 Bath · 78m² · Semi-D
Market Position
At the Upper End of Local Sales
At €265,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
24 closed sales nearby · 10mo 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 €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 24 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
24 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 median of comparable sales. 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
Financial Exposure · 18% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€265,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
24
Transactions Analysed
Within 1.5km
10 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 · 24 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 46 Tivoli Heights, Silversprings, Clonmel, Tipperary | 2025-05-29 | — | |
| 36 Summerhill Dr, Clonmel, Tipperary, Tipperary | 2025-03-18 | — |
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
Energy Efficient: The BER B rating offers lower annual energy costs estimated at €1,300-€1,700 compared to €2,000-€2,500 for a D-rated property of similar size.
Size Efficiency: At 78m², this 3-bedroom semi-detached property offers a good balance of space for its type, with a price per sqm of €3,397 based on the asking price.
Value Optimization: Investing €5,000-€8,000 to upgrade from a B rating to an A rating could potentially increase the property's value by €10,000-€15,000, while further reducing annual energy costs by €300-€500.
Hypothesis: Given the consistent focus on energy efficiency in new builds and renovations, properties with a B rating in this location are likely to see a sustained or increasing market preference over time, potentially outperforming properties with lower BER ratings by 5-10% in resale value.
Amenities
Transport Connectivity: While specific bus routes are not detailed, Clonmel generally benefits from local bus services connecting to regional hubs.
Local Amenities: Access to essential services like shops, schools (e.g., Loreto Secondary School, Ard Scoil na nDéise), and healthcare facilities (e.g., South Tipperary General Hospital) are available within the town.
Walkability: Clonmel town centre is generally walkable, offering access to amenities like Clonmel Shopping Centre and various local cafes and restaurants such as Eldon's.
Hypothesis: The presence of a relatively established town centre like Clonmel, with a mix of local services and schools, suggests that properties within a 1-3km radius of such centres will maintain a strong demand, particularly if future infrastructure investments improve public transport links to larger urban areas.
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.