3 Deerpark, Shronell, Lattin, Co. Tipperary, E34 TF90
12 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 5.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 19mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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
12
Transactions Analysed
Within 5.0km
19 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballinagleragh, Lattin, Tipperary, Tipperary | 2024-12-02 | — | |
| Roseboro, Tipperary Town, Tipperary, Tipperary | 2024-03-15 | 128.2m² |
Transactions within a 5.0km radius and 36-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 current E BER rating could cost an estimated €8,000-€12,000 but has the potential to increase the property's value by €15,000-€20,000, representing a sound investment.
Energy Cost Premium: With an E BER rating, annual energy costs are estimated to be between €1,800-€2,200, compared to €800-€1,200 for a B-rated property of similar size, indicating potential annual savings of €1,000-€1,400 by improving the BER.
Space Efficiency: At 120m² with 3 bedrooms and 1 bathroom, the property offers a standard but not particularly spacious layout for its size, with potential for optimization if a second bathroom could be incorporated.
Hypothesis: The E BER rating suggests that the property may be a candidate for significant energy efficiency upgrades, and given the relatively high estimated value compared to broader market sales, there might be an untapped opportunity to significantly enhance its market appeal and capital value by targeting a B2 or A3 BER rating, costing approximately €10,000 and potentially yielding a €20,000 value uplift.
Amenities
Limited Public Transport: The property's location outside Dublin means it is unlikely to be served by Luas, DART, or specific Dublin Bus routes; local transport would likely rely on regional bus services or private car.
Rural Amenities: Access to specific schools, hospitals, or major retail centers would require travel to nearby towns such as Tipperary Town or Limerick City, as the immediate Shronell/Lattin area is primarily rural.
Low Walkability: As a bungalow in a rural setting, walkability is likely limited to immediate neighbours and local country lanes, with essential services such as supermarkets and educational facilities likely requiring a car journey.
Hypothesis: The property's rural setting and lack of direct public transport links to major urban centers will continue to create a valuation ceiling, with its appeal primarily driven by its own intrinsic qualities and the lifestyle it offers, rather than proximity to urban amenities or high connectivity, limiting its growth potential compared to properties in well-connected towns.
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.