33 Derheen, Thurles, Thurles, Co. Tipperary, E41 V277
12 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €175,000, 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.
12 closed sales nearby · 10mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 €175,000 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.
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 · 17% 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
€175,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 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 |
|---|---|---|---|
| 2 Derheen, Thurles, Co Tipperary, Tipperary | 2025-02-19 | 83m² | |
| 19 Fianna Rd, Thurles, Co Tipperary, Tipperary | 2025-04-02 | 41.6m² |
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 E1 BER rating to a C rating would likely cost between €8,000 and €12,000 and could increase the property's value by €15,000 to €20,000, offering a sound investment.
Details
- Size vs. Local Norm: At 120.0m², this property is larger than the median 3-bedroom property within a 100km radius (median beds: 3.0), offering more space for its bedroom count, but it is notably larger than the average 2-bedroom property in the immediate area.
- Value Optimization Potential: The current 1-bathroom configuration for a 120m², 2-bedroom property could be a limiting factor for future resale value; adding a second bathroom, costing an estimated €5,000-€8,000, could significantly enhance its marketability and potential price premium.
- Hypothesis: Given the E1 BER rating and the relatively high price per square meter compared to local median sale prices for similar sized properties, a strategic investment in insulation and heating upgrades, aiming for a B2 rating, could yield a significant return on investment, potentially increasing the property's value by 10-15% and reducing annual energy costs by approximately €800-€1,200 compared to its current state.
Amenities
Transport Connectivity: Thurles is served by Bus Éireann routes, providing regional connectivity, and the nearest train station is Thurles Train Station, offering regular services on the Dublin Heuston line.
Details
- Local Amenities: The property is within reasonable proximity to essential services, including Tesco Thurles and Lidl, as well as a range of local shops and restaurants in the town centre.
- Healthcare Access: Thurles is served by the Primary Care Centre, and Tipperary University Hospital is located approximately 30 minutes away by car, providing comprehensive healthcare services.
- Hypothesis: While Thurles offers foundational amenities and transport links, its 'outside Dublin' location means it lacks the direct, high-frequency public transport options (like Luas or DART) that significantly boost property values in the capital, suggesting that future value growth may be more reliant on local infrastructure development and regional economic factors rather than widespread commuter appeal.
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.