46 cherrymount, clonmel, co. tipperary, e91 fw97
19 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 4 Bed · 2 Bath · 144m² · Semi-D
Market Position
Below Typical Sale Prices
At €265,000, 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.
19 closed sales nearby · 8mo 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 €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.
These signals interact — full analysis in report.
€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 19 verified local sales · High 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
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±6%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 46 Cherrymount, Clonmel, Tipperary, Tipperary | 2025-10-22 | 144m² | |
| 118 Glenoaks Close, Glenconnor Rd, Clonmel, Tipperary | 2025-10-08 | 89m² |
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: With a D1 BER rating, upgrading this 144m² semi-detached home to a B2 rating could cost an estimated €8,000-€15,000 but potentially increase its market value by €15,000-€30,000, offering a strong return on investment.
Details
- Energy Cost Savings: Currently, a D1 BER property of this size likely incurs annual energy costs of €1,800-€2,200; improving to a B-rating could reduce these costs significantly to an estimated €800-€1,200 annually, saving €1,000-€1,400 per year.
- Generous Family Space: At 144m² with 4 bedrooms and 2 bathrooms, this semi-detached property offers significantly more space than the median 3-bedroom, 2-bathroom properties typically available in the 5km and 10km radii, making it highly appealing for families.
- Hypothesis: The property's spacious layout and bedroom count already align with high demand in the immediate 5km area, and a strategic BER upgrade would not only unlock substantial energy savings but also position it as a premium, future-proofed asset in a competitive family home market.
Amenities
Regional Transport Access: While Clonmel does not have Luas or DART, it benefits from Bus Éireann local services and Clonmel Train Station providing rail links on the Limerick Junction-Waterford line, ensuring connectivity for regional travel.
Details
- Comprehensive Local Facilities: The area boasts a full range of amenities including Tipperary University Hospital, multiple GP clinics, and pharmacies like Boots and Sam McCauley Chemists, ensuring excellent healthcare access for residents.
- Family-Friendly Lifestyle: Clonmel offers robust educational options with schools such as Gaelscoil Cluain Meala and Presentation Secondary School, alongside major retailers like Tesco and Lidl, and leisure facilities including the Clonmel Park Hotel Leisure Centre and the River Suir walkway for recreation.
- Hypothesis: The strong local amenities, particularly accessible healthcare and diverse educational institutions within Clonmel, enhance the long-term desirability and value of family homes in areas like Cherrymount, contributing to sustained community appeal and resident satisfaction.
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.