30 Saint John's Terrace, Carrick-on-Suir, Co. Tipperary, E32 X235
10 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 2 Bed · 1 Bath · 66m² · Terrace
Market Position
Priced Above Local Sales
At €200,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 14mo 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €200,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 11% 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
€200,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
14 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 15 Deer Park Close, Carrick On Suir, Tipperary, Tipperary | 2024-11-11 | 75m² | |
| 22 Treacy Park, Carrick On Suir, Co Tipperary, Tipperary | 2025-03-03 | — |
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
Energy Cost Savings: With a C3 BER rating, this property offers good energy efficiency, potentially saving residents an estimated €400-€800 annually on energy bills compared to a typical D-rated property of similar size.
Details
- Compact Size: At 66.0m², this 2-bedroom terrace is a compact offering, notably smaller than the median 3 to 4-bedroom properties that typically transact within a 5km radius.
- Upgrade Potential: While C3 is decent, investing an estimated €5,000-€10,000 to achieve a B-rated BER could further reduce annual energy costs by an additional €400-€600 compared to the current rating, and potentially increase the property's market appeal and value.
- Hypothesis: The property's C3 BER rating positions it favorably against older, less efficient stock, but its compact 66.0m² size, in a market where larger 3 to 4-bedroom homes are more common, may require a marketing strategy that emphasizes efficiency and lower maintenance over expansive living space to attract specific buyer segments.
Amenities
Strong Transport Links: Carrick-on-Suir provides essential regional connectivity via Bus Éireann Route 354, which links to Waterford and Clonmel, and convenient rail access from Carrick-on-Suir Train Station on the Waterford to Limerick Junction line.
Details
- Comprehensive Local Facilities: Residents benefit from easy access to daily necessities with SuperValu Carrick-on-Suir for groceries, and multiple healthcare options including St. John's Primary Care Centre and pharmacies like Walsh's Pharmacy within the town.
- Family-Friendly Environment: The area offers good educational opportunities with primary schools like Scoil Mhuire Greenhill and secondary options such as Carrick-on-Suir Community School, complemented by local childcare facilities and recreational spaces like the River Suir walk.
- Hypothesis: The robust array of specific local amenities and established transport infrastructure in Carrick-on-Suir, while not immune to broader market forces, provides a foundational level of convenience and quality of life that could help stabilize property values over the long term, making it attractive for buyers prioritizing community access over speculative capital growth.
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.