36 Railway View, Roscrea, Co Tipperary, Roscrea, Co. Tipperary, E53 TK66
13 homes sold nearby. See what they went for — and what to bid on this one.
€129,000 · 3 Bed · 1 Bath · 75m² · Terrace
Market Position
Priced Within Local Sold Range
At €129,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 1.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 10mo recency · Moderate 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 €129,000, 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 €6,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €129,000, 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.
€6,450
That's what overbidding by just 5% on a €129,000 home costs you — before interest.
A €19 check before a €129,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
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 above the median of comparable sales. 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
Statistical Confidence · Moderate
13
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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.
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 |
|---|---|---|---|
| 30 Railway View, Roscrea, County Tipperary, Tipperary | 2025-10-15 | — | |
| 4 Green Street, Rosscrea, Co Tipperary, Tipperary | 2024-12-11 | — |
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 Upgrade Opportunity: Upgrading the F BER rating could cost an estimated €10,000 - €15,000 for insulation, heating system improvements, and double glazing, potentially increasing the property's value by €15,000 - €20,000 and improving its marketability.
Size Efficiency: At 75m², this 3-bed, 1-bath terrace property offers standard space for its configuration, but is smaller than the median 3-bed property in the 10km radius which likely offers more space, impacting its relative appeal.
Value Optimization Potential: Given the F BER rating, immediate investment in energy efficiency measures would not only reduce running costs but also enhance the property's saleability in a market where BER ratings are becoming increasingly important, potentially adding value by an estimated €15,000-€20,000.
Hypothesis: The F BER rating, common in properties of this age and type in areas like Roscrea, presents a significant opportunity for value enhancement. Properties that undergo a BER upgrade from F to a C or B rating typically see a value uplift of 5-10% and can command quicker sale times, suggesting an investment of €10k-€15k could yield a substantial return within 1-2 years.
Amenities
Transport Connectivity: Roscrea is served by Bus Éireann routes, with key services including Route 70 (Cork-Limerick-Galway via Roscrea) and Route 55 (Dublin-Waterford via Roscrea), providing regional connectivity but lacking direct urban rail links like Luas or DART.
Local Services: Within a reasonable distance, residents have access to amenities such as Dunnes Stores, Lidl, and various local shops in Roscrea town centre, as well as the Roscrea District Hospital and local pharmacies.
Walkability & Family Focus: The property is located within walking distance of primary schools like St. Cronan's National School and Presentation Primary School, and secondary options like Colaiste Phobail Roscrea, offering good local educational facilities for families.
Hypothesis: While Roscrea offers essential local amenities and regional bus connectivity, its 'outside Dublin' location and absence of direct rail links will continue to limit its appeal to non-local commuters, capping significant capital appreciation compared to areas with superior transport infrastructure and proximity to major urban centres.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.