3 Ashe Road, Nenagh, Nenagh, Co. Tipperary, E45 KX72
8 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 2 Bed · 1 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 7mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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
€220,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
7 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Clare Street, Neanagh, Co Tipperary, Tipperary | 2025-11-28 | 119.5m² | |
| 1 Pound Road, Cudville, Nenagh, Tipperary | 2026-01-07 | 61m² |
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 Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Size vs. Local Norms: At 120m², this property is larger than the median of 3 bedrooms and 2 bathrooms found within a 100km radius (median beds: 3, median baths: 2), suggesting efficient use of space.
- Value Optimization Potential: Given the D2 BER, investing in insulation and heating upgrades could reduce estimated annual energy costs from €1,800-€2,200 (typical for D-rated properties) to €800-€1,200 for a B-rated property, recouping investment through savings and increased marketability.
- Hypothesis: The D2 BER rating, while common in the wider 100km area (where 100% of BERs are unknown, but likely average), is a significant disadvantage in the immediate Nenagh area where the recent strong price growth (45.60% in 5km radius over 30 days) may be fueled by properties with better energy efficiency, suggesting a risk of this property lagging in future appreciation without upgrades.
Amenities
Connectivity to Key Areas: While specific local bus routes and train stations for Nenagh are not detailed, the property is located outside Dublin, implying a need for personal transport for wider connectivity.
Details
- Local Services Availability: Nenagh town centre, typically offering primary schools like St. Mary's Nenagh CBS, secondary schools like St. Joseph's Secondary School, and healthcare facilities such as Nenagh Hospital, is likely within a reasonable distance for daily needs.
- Walkability & Local Amenities: The property's location in Nenagh suggests access to local shops, cafes, and potentially parks such as Nenagh People's Park, enhancing walkability for daily errands within the town.
- Hypothesis: The absence of specific public transport route numbers in the data for Nenagh indicates a reliance on private transport, which may limit its appeal to a segment of the market that prioritizes public transport connectivity to larger urban centres, suggesting a potential value gap compared to properties with direct bus or rail links to cities, even if local amenities are good.
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.