5 Upper Limerick Street, Roscrea, Co. Tipperary, E53 AV65
16 homes sold nearby. See what they went for — and what to bid on this one.
€159,000 · 2 Bed · 1 Bath · Terrace
Some listing details are missing · add them to improve the analysis
Market Position
At the Upper End of Local Sales
At €159,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
16 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 €159,000, 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 €7,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €159,000, 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.
€7,950
That's what overbidding by just 5% on a €159,000 home costs you — before interest.
A €19 check before a €159,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €159,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
16 verified closed sales within 1.5km · 18 months.
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
Financial Exposure · 17% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€159,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
10 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11lowerlimerick St, Roscrea, Tipperary, Tipperary | 2025-11-20 | — | |
| 26 Lower Limerick Street, Roscrea, County Tipperary, Tipperary | 2025-05-22 | — |
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 Potential: Upgrading the E2 BER rating to a C1 would likely cost between €8,000-€12,000 and could increase property value by €15,000-€20,000, offering a solid return on investment.
Details
- Energy Cost Comparison: With an E2 BER rating, annual energy costs are estimated at €1,800-€2,200, compared to potential savings of €800-€1,200 annually if upgraded to a B2 rating.
- Size for Area: The 120m² size of this 2-bedroom terrace house is larger than the median of 3 bedrooms and 2 bathrooms in the 10km radius market, potentially offering better value per square meter for those seeking space.
- Hypothesis: The significant discrepancy between the property's 2-bedroom configuration and the median of 3 bedrooms within a 10km radius, coupled with an E2 BER rating, suggests that a strategic renovation focusing on adding a third bedroom and improving energy efficiency could unlock substantial value and appeal to a broader buyer demographic.
Amenities
Limited Public Transport: While Roscrea has local bus services, there are no direct Luas or DART stations within a 20km radius, with the nearest significant public transport hub likely requiring travel to Limerick or Kilkenny.
Details
- Local Amenities Accessibility: Within a 5km radius, there are limited specific listings for major supermarkets, a diverse range of restaurants, or large parks, indicating a reliance on local Roscrea town amenities.
- Educational Proximity: Specific schools in Roscrea include Coláiste Phobail Ros Cré and St. Cronan's National School, providing local educational options within a reasonable distance for families.
- Hypothesis: The lack of direct public transport links like Luas or DART within a 50km radius, combined with a 100% BER unknown percentage in the 100km market data, suggests that properties in this region may be heavily reliant on private car ownership, and buyers prioritizing sustainable commuting may find limited options outside of urban centres.
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.