25 Towerhill, Borrisokane, Co. Tipperary, E45 V402
6 homes sold nearby. See what they went for — and what to bid on this one.
€149,500 · 3 Bed · 1 Bath · 79m² · Bungalow
Market Position
Below Typical Sale Prices
At €149,500, 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.
6 closed sales nearby · 11mo 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 €149,500, 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 €7,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €149,500, 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.
€7,475
That's what overbidding by just 5% on a €149,500 home costs you — before interest.
A €19 check before a €149,500 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €149,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
6
Transactions Analysed
Within 3.0km
11 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Finnoe Rd, Borrisokane, Tipperary, Tipperary | 2025-05-15 | 121.1m² | |
| Nenagh Rd, Borrisokane, Tipperary, Tipperary | 2024-07-11 | 173m² |
Transactions within a 3.0km radius and 24-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 Improvement Potential: Upgrading the D2 BER rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 based on typical uplift for improved energy efficiency.
Size Efficiency: At 79.0m², this 3-bedroom bungalow is a standard size for its type, offering adequate living space without being excessively large for its market segment.
Value Optimization Opportunity: While the BER is D2, a focused investment in insulation, heating, and window upgrades for an estimated €8,000-€12,000 could significantly enhance its market appeal and long-term value, aligning it with more efficient comparables.
Hypothesis: Given the D2 BER, the property's value could be significantly enhanced by targeting a B2 rating, which typically requires an investment of €8,000-€12,000, and could unlock an additional €15,000-€20,000 in market value, making it a more attractive proposition compared to the €320,000 median sale price for same-type bungalows within 1km.
Amenities
Transport Connectivity: The area is served by local bus services connecting to larger hubs, but lacks direct access to train stations or Luas/DART lines, requiring onward travel for wider public transport use.
Local Services Availability: While specific details for Borrisokane are limited in the provided data, towns of this size typically offer essential services such as local primary schools, pharmacies, and a limited range of retail shops.
Walkability & Local Access: Walkability is likely moderate to good within Borrisokane itself, with amenities concentrated in the town centre, but limited for travel to services outside of the immediate locality.
Hypothesis: The absence of direct public transport links like train stations or light rail in Borrisokane means that properties in this area are heavily reliant on private car ownership for accessing employment and broader amenities, which could influence the buyer pool and long-term rental demand compared to areas with superior connectivity.
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.