30 Cluain Ard, Roscrea, Co. Tipperary, Roscrea, Co. Tipperary, E53 DE29
6 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 1 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €350,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
6 closed sales nearby · 15mo recency · Low 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 6 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 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 · 39% 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
€350,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
6
Transactions Analysed
Within 3.0km
15 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 |
|---|---|---|---|
| New Line, Parkmore, Roscrea, Tipperary | 2025-07-10 | — | |
| Frankfield, Convent Hill, Roscrea, Tipperary | 2024-11-29 | — |
Transactions within a 3.0km 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 Impact: A C2 BER rating is below the 100km_90d_median_baths of 2.0 and 100km_90d_median_beds of 3.0, but this is not directly related to BER. A C2 rating implies higher energy costs than A or B rated properties, and an upgrade to a B2 rating could cost €8,000-€12,000 and potentially increase value by €15,000-€20,000.
Details
- Size Advantage: At 120m², the property is well-sized for a 4-bedroom detached house, exceeding the 100km_90d_median_beds of 3.
- Bathroom Deficit: With only one bathroom for four bedrooms, this configuration may be a drawback for family living and could impact resale value compared to properties with more bathrooms, as the 10km_180d_median_baths is 1.0 and 100km_180d_median_baths is 2.0.
- Hypothesis: The presence of only one bathroom in a 4-bedroom property, despite the C2 BER rating, represents a significant point of potential value enhancement; strategically adding a second bathroom could unlock substantial buyer interest and a higher resale price, potentially offsetting upgrade costs and improving its standing against properties with more facilities.
Amenities
Limited Local Transport: Roscrea's connectivity is primarily served by Bus Éireann routes, with no direct Luas or DART services mentioned, indicating a reliance on private transport for longer journeys.
Details
- Local Services: The area has access to essential services including Templemore Garda Station (approx. 15km), Roscrea District Hospital, and multiple primary and secondary schools like Presentation Primary School and Colaiste Phobail Roscrea.
- Retail and Lifestyle: Shopping options include Dunnes Stores and Lidl in Roscrea town centre, with local eateries and the large Roscrea Leisure Centre providing recreational facilities.
- Hypothesis: While Roscrea offers essential local amenities, its lack of direct public transport links to major urban centers like Dublin (which is outside the 100km radius) means that properties here are primarily valued for their local community appeal and affordability, rather than their commuter convenience.
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.