45 Irishtown Upper, Clonmel, Co. Tipperary, Clonmel, Co. Tipperary, E91 A251
7 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 2 Bath · End of Terrace
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 11mo 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 €265,000, 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 €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €265,000, 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.
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
11 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 |
|---|---|---|---|
| 40 Connolly Park, Clonmel, Tipperary, Tipperary | 2025-11-20 | 89m² | |
| 8 Oneill St, Clonmel, Co Tipperary, Tipperary | 2025-07-29 | 64m² |
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
Excellent BER Rating: The A3 BER rating positions this property significantly above the 100km average where BER ratings are unknown, likely contributing to lower annual energy costs compared to older stock.
Details
- Cost-Effective Energy Savings: While specific savings against lower BER ratings are not provided for this A3 rating, similar A-rated properties typically incur €800-€1,200 in annual energy costs, compared to €1,800-€2,200 for D-rated homes of this size.
- Optimized Space Utilization: With a generous 120.0m² size and 3 bedrooms and 2 bathrooms, this property offers a well-balanced configuration that aligns with the median 3 beds and 2 baths in the broader market data, suggesting efficient use of space.
- Hypothesis: The high A3 BER rating suggests that minimal to no immediate capital expenditure is required for energy efficiency upgrades, allowing potential buyers to focus on cosmetic enhancements or structural improvements that could add an estimated €10,000-€15,000 in value for every €5,000 invested in targeted renovations.
Amenities
Connectivity Hub: While specific transport routes are not detailed for Clonmel, E91A251, towns of this size typically benefit from regional bus services connecting to larger hubs, and Clonmel itself has train services.
Details
- Local Conveniences: Clonmel offers a range of amenities including local shopping districts, primary and secondary schools, and healthcare facilities, contributing to a well-rounded living environment for residents.
- Walkable Community Infrastructure: Irishtown Upper's location within Clonmel suggests proximity to local shops, cafes, and potentially parks or recreational areas, facilitating pedestrian access for daily needs.
- Hypothesis: Given Clonmel's status as a significant market town in Co. Tipperary, the local infrastructure, likely including a variety of schools such as Presentation Convent Primary School and Clonmel High School, alongside retail options like Poppyfield Shopping Centre, supports a strong demand from families and individuals seeking a balance between rural charm and essential urban services, potentially driving property value appreciation.
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.