57 Iniscealtra, Ballina, Co. Tipperary, V94 D2C6
13 homes sold nearby. See what they went for — and what to bid on this one.
€490,000 · 4 Bed · 3 Bath · 149m² · Detached
Market Position
Priced Within Local Sold Range
At €490,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 4.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 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 €490,000, 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 €24,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €490,000, 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.
€24,500
That's what overbidding by just 5% on a €490,000 home costs you — before interest.
A €19 check before a €490,000 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 13 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €490,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
13
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 84 Iniscealtra, Ballina, Tipperary, Tipperary | 2025-03-13 | — | |
| 52 Inis Cealtra, Ballina, Tipperary, Tipperary | 2025-12-05 | 140m² |
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 C2 Advantage: With a C2 BER rating, this property is in a respectable mid-range for energy efficiency, implying annual energy costs of approximately €1,500-€1,900, compared to €2,200-€2,800 for a G-rated property of similar size.
Details
- Space Efficiency: At 149m², this detached house offers a generous floor area, aligning well with the 'Large' size category and providing ample living space for a 4-bedroom, 3-bathroom configuration.
- Potential Value Upside: Upgrading from a C2 BER to a B2 rating would likely cost €7,000-€10,000 and could increase the property's value by €12,000-€18,000, offering a good return on investment.
- Hypothesis: While the C2 BER is adequate, focusing on targeted insulation and window upgrades to achieve a B1 rating could yield an ROI of over 150% given the 10.71% median price change within the 10km radius over 180 days, further enhancing its market appeal.
Amenities
Limited Direct Public Transport: Ballina, Co. Tipperary, is not directly served by major public transport hubs like DART or Luas; nearest train services would likely require travel to larger towns, and bus connectivity is typically local rather than high-frequency commuter routes.
Details
- Local Services: The immediate vicinity is likely to feature essential local amenities such as a local shop or post office, and proximity to Ballina town centre would provide access to supermarkets like Tesco or Dunnes Stores and local primary schools.
- Rural Connectivity Focus: The property's 'Outside Dublin' classification suggests a reliance on private transport, with local roads connecting to larger regional routes such as the N24 for access to larger centres like Limerick or Waterford.
- Hypothesis: Given the lack of direct urban transit links, the property's value and appeal will heavily depend on the planned local infrastructure improvements, such as enhanced rural bus services or road network upgrades, which could significantly boost its commuter convenience and future appreciation potential.
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.