3 Father Mathew Street, Tipperary, Tipperary Town, Co. Tipperary, E34 E653
12 homes sold nearby. See what they went for — and what to bid on this one.
€130,000 · 2 Bed · 1 Bath · 70m² · Terrace
Market Position
Priced Within Local Sold Range
At €130,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 7mo 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 €130,000, 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 €6,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €130,000, 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.
€6,500
That's what overbidding by just 5% on a €130,000 home costs you — before interest.
A €19 check before a €130,000 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
From €19 for your strategy on a €130,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
12
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±19%
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 |
|---|---|---|---|
| 6 Bansha Rd, Tipperary Town, Tipperary, Tipperary | 2025-03-20 | 40m² | |
| 12 St Michaels Ave, Tipperary Town, Tipperary, Tipperary | 2025-01-23 | 77m² |
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 Rating Investment Opportunity: The 'SI_666' BER rating is not indicative of standard Irish BER scales (A-G) and likely signifies an unknown or invalid rating, suggesting potential for significant energy efficiency upgrades costing an estimated €10,000-€15,000 to reach a B2 rating, which could add €15,000-€20,000 in value.
Details
- Compact Living Space: With 70.0m² and 2 bedrooms, this property is smaller than the 3-bedroom median in the 100km radius (median_beds: 3.0), potentially limiting appeal for larger families or those seeking more spacious living.
- Value Optimization Potential: The current property configuration (2 beds, 1 bath) is less than the median for the 100km radius (median_beds: 3.0, median_baths: 2.0), indicating an opportunity to enhance value through potential configuration improvements if feasible.
- Hypothesis: Given the likely 'Unknown' BER status and smaller than median bedroom count for the wider region, this property represents a value-add opportunity for investors willing to undertake modernization and efficiency upgrades, with the potential to significantly increase its marketability and resale value by aligning it with the 3-bed, 2-bath standard prevalent in the 100km radius market.
Amenities
Limited Direct Transport: Tipperary Town is not served by Luas, DART, or major intercity train lines. Connectivity relies heavily on Bus Éireann routes, with no specific route numbers immediately apparent for direct access to major cities, necessitating transfers for longer commutes.
Details
- Local Amenities Access: While specific local schools like Tipperary Primary School and shops like Tesco are likely present, the data does not detail proximity or specific names, making a definitive assessment of lifestyle amenity access difficult.
- Walkability Assessment: The walkability and pedestrian access in Tipperary Town would depend on street infrastructure and proximity to local services, which are not detailed in the provided data.
- Hypothesis: The limited direct public transport links from Tipperary Town, absent of rail or tram networks, suggests that connectivity to larger urban centers like Limerick or Cork would be heavily reliant on bus services, potentially involving multiple changes and longer journey times, which could negatively impact its attractiveness for long-distance commuters.
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.