3 Upper Irishtown, Clonmel, Co. Tipperary, E91 W7D9
13 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 3 Bed · 1 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €160,000, 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.
13 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 €160,000, 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 €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €160,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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
13
Transactions Analysed
Within 1.5km
7 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 101 Irishtown, Clonmel, Co Tipperary, Tipperary | 2025-02-21 | 124m² | |
| 4 Westgate Court, Oneill St, Clonmel, Tipperary | 2025-12-01 | 85.3m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000, representing a sound investment.
Details
- Size Efficiency: With 120m² of living space and 3 bedrooms, the property offers a reasonable 40m² per bedroom, aligning with typical sizes for terrace homes in the area, but is below the 50m² median found in the 10km radius.
- Value Optimization: The BER D1 rating suggests potential for energy efficiency upgrades. Investing in insulation and heating system improvements could reduce annual energy costs, estimated at €1,800-€2,200, by up to €800-€1,200 annually compared to B-rated properties.
- Hypothesis: Given the D1 BER rating and the relatively modest size for the number of bedrooms, the property's value could be significantly enhanced by focusing on energy efficiency upgrades that align with the prevailing market trend for higher BER ratings, especially if similar properties in the immediate area are also of a lower standard.
Amenities
Transport Connectivity: Clonmel is served by Bus Éireann routes, with routes such as the 245 linking to Waterford and Limerick, and local services providing access within the town and surrounding areas; however, no specific train station or Luas/DART stops are directly accessible within a close radius.
Details
- Local Amenities: The area benefits from proximity to St. Mary's Catholic Primary School and Loreto Secondary School, with the South Tipperary General Hospital located approximately 2km away; local shopping is available in Clonmel town centre, including Tesco and Dunnes Stores.
- Walkability and Services: Upper Irishtown offers reasonable walkability to Clonmel town centre, providing access to amenities like pharmacies, cafes such as Daltons Bar & Bistro, and recreational spaces like Denis Burke Park, all within a 1km radius.
- Hypothesis: While Clonmel offers a solid base of local amenities and bus connectivity, its valuation and appeal could see a significant uplift if the town were to benefit from improved rail links or integration into a broader public transport network that reduces reliance on private vehicles for longer commutes.
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.