49 Pinewood Drive, Kilmacomma, Clonmel, Co. Tipperary, E91 K163
10 homes sold nearby. See what they went for — and what to bid on this one.
€215,000 · 3 Bed · 2 Bath · 93m² · Bungalow
Market Position
Below Typical Sale Prices
At €215,000, 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.
10 closed sales nearby · 4mo 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 €215,000, 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 €10,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €215,000, 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.
€10,750
That's what overbidding by just 5% on a €215,000 home costs you — before interest.
A €19 check before a €215,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €215,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
4 months
Data Freshness
Most recent sale age
±20%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 49 Pinewood Dr, Clonmel, Co Tipperary, Tipperary | 2025-12-08 | 92.9m² | |
| 1 Abbey Lawn, Abbey Road, Clonmel, Tipperary | 2025-10-03 | — |
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 C3 BER rating, this bungalow offers a good level of energy efficiency, potentially resulting in annual energy costs around €1,400-€1,800, which is an estimated €400-€800 lower than comparable D-rated properties of this size.
Details
- Optimizing BER Further: Investing approximately €5,000-€10,000 to upgrade the C3 BER to a B2 rating could further reduce annual energy costs by an additional €300-€500 and potentially increase the property's market value by €10,000-€15,000.
- Spacious & Practical Layout: The 93m² bungalow offers a practical 3-bedroom, 2-bathroom layout, providing comfortable living space well-suited to the median bedroom and bathroom configurations observed in sales within the 5km radius.
- Hypothesis: The prevalence of properties with unknown BER ratings in the market data suggests a widespread opportunity for homeowners to unlock significant value by investing in energy upgrades, a trend that will likely become a primary driver of property value appreciation in the coming years due to increasing environmental awareness and higher energy costs.
Amenities
Regional Transport Hub: Clonmel benefits from robust transport links, including Bus Éireann routes such as the 55 (linking to Limerick and Waterford) and 365 (to Carrick-on-Suir), along with the Clonmel Train Station providing rail services on the Limerick Junction-Waterford line.
Details
- Comprehensive Local Services: The property is well-serviced by essential amenities in Clonmel, with multiple shopping options like Tesco, Dunnes Stores, Lidl, and Aldi at the Showgrounds Shopping Centre, and healthcare access via Tipperary University Hospital and local clinics.
- Family-Friendly Environment: The area boasts a strong selection of educational facilities, including St. Peter and Paul's Primary School, Loreto Secondary School, and CBS High School Clonmel, complemented by local childcare facilities like Little Steps Montessori, making it ideal for families.
- Hypothesis: The combination of Clonmel's established amenities and its strategic position within County Tipperary positions properties like this bungalow as increasingly attractive options for remote workers and families seeking better value and quality of life outside major cities, driving sustained demand for well-located homes in regional towns.
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.