55 An Duiche, Scallagheen, Tipperary Town, Co. Tipperary, E34 XE82
8 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 3 Bath · 106m² · Semi-D
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 7mo 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 €225,000, 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 €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
8
Transactions Analysed
Within 1.5km
7 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 47 An Duiche, Scallagheen Tipperary Town, Tipperary, Tipperary | 2025-09-19 | 99m² | |
| 63 An Duiche, Scallageen, Tipperary Town, Tipperary | 2025-04-11 | 100m² |
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 Rating Advantage: A B3 BER rating for this 106m² property indicates good energy efficiency, suggesting annual energy costs could be approximately €1,200-€1,700, compared to €1,800-€2,400 for a D-rated property of similar size in the local area.
Value Optimization Opportunity: While the BER is B3, achieving a B2 rating could cost €3,000-€5,000 and potentially increase the property's value by €5,000-€8,000 by aligning with higher market expectations for energy efficiency.
Space Efficiency: With 106m² spread across 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and facilities, with a typical price per square meter within 1km of €2,277 suggesting a solid foundation for value.
Hypothesis: The B3 BER rating suggests the property is already performing well energy-wise, but focusing on minor insulation upgrades or efficient heating system tweaks could push it towards a B2 rating, potentially unlocking a 3-5% uplift in resale value within the next 2-3 years due to increasing emphasis on sustainable housing.
Amenities
Connectivity Limitations: The data does not provide specific bus routes, train stations, or Luas/DART stops serving Scallagheen, Tipperary Town, suggesting potential reliance on private transport and limited direct public transport links to major urban centers.
Local Services Access: While specific amenities are not detailed, Tipperary Town typically offers essential services including primary and secondary schools, local pharmacies, and a range of shops and supermarkets, indicating basic amenity provision within a reasonable distance.
Potential for Development: The lack of detailed amenity data in the provided metrics might indicate that this specific location, Scallagheen, is more residential and less amenity-rich than the immediate town center, requiring travel for certain facilities.
Hypothesis: The limited detailed amenity data for Scallagheen suggests that the property's value is more tied to its immediate surroundings and the broader connectivity of Tipperary Town itself, rather than hyper-local, high-density amenities, meaning that future infrastructure development within Tipperary Town would have a more significant positive impact on this property's value than localized amenity upgrades.
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.