39/40 Upper Gladstone Street, Clonmel, Co. Tipperary, E91 PX37
7 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 1 Bed · 1 Bath · 120m² · Terrace
Market Position
Priced Within Local Sold Range
At €165,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 1.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 17mo 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales.
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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
17 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.
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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Queen Street, Clonmel, Co. Tipperary, Tipperary | 2024-05-30 | 65m² | |
| 3 Rink Place, Clonmel, Tipperary, Tipperary | 2024-12-12 | — |
Transactions within a 3.0km radius and 24-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: The C2 BER rating suggests moderate energy efficiency, with annual energy costs likely ranging between €1,300-€1,700, whereas an upgrade to a B2 rating could reduce these costs by approximately €400-€600 annually.
Upgrade Opportunity: Upgrading the BER rating from C2 to B2 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, offering a positive return on investment.
Size Efficiency: At 120m², the property offers a generous living space, especially considering it has only 1 bedroom, suggesting potential for conversion or high-end single-occupancy use.
Hypothesis: The C2 BER rating, while not poor, represents a key area for investment, as improvements could unlock further capital appreciation and make the property more attractive in a market increasingly valuing energy efficiency, especially given the property's 1-bedroom configuration which may appeal to a niche buyer willing to pay a premium for comfort and low running costs.
Amenities
Transport Connectivity: Clonmel is served by Bus Éireann routes, including routes that connect to major towns and cities, and the nearest train station is Clonmel Railway Station, providing regional connectivity.
Local Facilities: Amenities in Clonmel include the Showgrounds Shopping Centre for retail, various primary and secondary schools such as Gaelscoil Cluain Meala and Loreto Secondary School, and healthcare access through South Tipperary General Hospital.
Walkability & Lifestyle: The town centre offers a range of restaurants like D'Arcy's and cafes, along with access to parks such as Clonmel Town Park and The Quay, facilitating a walkable lifestyle with local services.
Hypothesis: The current infrastructure of Clonmel, with its direct bus and rail links and a consolidated offering of retail and services, provides a solid foundation for local living; however, for enhanced buyer appeal, increased frequency on key bus routes or development of additional green spaces within closer proximity to Upper Gladstone Street could significantly boost the property's attractiveness and value.
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.