37 Farnamurray Close, Nenagh, Co Tipperary, E45 DW20
31 homes sold nearby. See what they went for — and what to bid on this one.
€287,500 · 4 Bed · 2 Bath · 113m² · Semi-D
Market Position
Below Typical Sale Prices
At €287,500, 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.
31 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 €287,500, 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 €14,375 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €287,500, 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.
€14,375
That's what overbidding by just 5% on a €287,500 home costs you — before interest.
A €19 check before a €287,500 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €287,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 0.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
31
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±11%
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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 50 Cluain Muile, Ann Tyone Nenagh, Tipperary, Tipperary | 2024-11-04 | 170m² | |
| 14 Silver Street, Nenagh, Co. Tipperary, Tipperary | 2025-10-17 | 77m² |
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
Energy Efficiency Advantage: With a B3 BER rating, this home offers significant energy savings, costing an estimated €1,000-€1,400 less annually in energy bills compared to a D-rated property of similar size, enhancing long-term affordability.
Details
- Generous Family Space: Spanning 113m² with 4 bedrooms and 2 bathrooms, this semi-detached property provides ample living space, aligning perfectly with or exceeding the median 3 to 4-bedroom homes typical for sales in the 5km and 10km radii.
- Optimised Configuration: The 4-bed, 2-bath layout is a desirable configuration that matches the median bathroom count in the 5km and 10km radii, and aligns with the 4-bed median in the 10km radius, suggesting strong market appeal for families.
- Hypothesis: The property's modern B3 BER rating, which is superior to many older homes in the Nenagh area, will attract environmentally conscious buyers and those seeking lower running costs, potentially commanding a higher premium than properties with equivalent size but poorer energy ratings.
Amenities
Regional Transport Access: While not served by Luas or DART, Nenagh offers regular Bus Éireann services, including routes like the 323 and 323X, providing connectivity to Limerick, Portumna, and Dublin from the town centre.
Details
- Comprehensive Local Services: The property benefits from proximity to a range of essential amenities, including Nenagh General Hospital for healthcare, Tesco and Dunnes Stores for shopping, and Nenagh CBS and St. Mary's Secondary School for education.
- Vibrant Lifestyle & Recreation: Residents can enjoy a variety of lifestyle amenities such as Nenagh Leisure Centre for fitness, The Peppermill restaurant for dining, and local green spaces around Nenagh Castle, all within easy reach.
- Hypothesis: The concentration of well-regarded local schools, healthcare facilities, and major retail outlets within Nenagh town provides strong foundational appeal for families and ensures sustained demand for well-maintained properties like this one, insulating it from more volatile broader market fluctuations.
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.