6 The Lodges, Aherlow House Hotel, Aherlow, Aherlow, Co. Tipperary, E34 D278
13 homes sold nearby. See what they went for — and what to bid on this one.
€240,000 · 3 Bed · 3 Bath · 110m² · Detached
Market Position
Priced Within Local Sold Range
At €240,000, this home is priced within the typical range of 13 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
13 closed sales nearby · 18mo 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 €240,000, 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 €12,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €240,000, 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.
€12,000
That's what overbidding by just 5% on a €240,000 home costs you — before interest.
A €19 check before a €240,000 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 €240,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
13
Transactions Analysed
Within 5.0km
18 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 The Lodges, Aherlow House Hotel, Aherlow, Tipperary | 2023-12-15 | — | |
| 13 Aherlow Woods, Co Tipperary, Tipperary | 2025-02-18 | 118m² |
Transactions within a 5.0km radius and 36-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 D2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, while lowering annual energy costs from an estimated €1,800-€2,200 for D-rated properties to €800-€1,200 for B-rated ones.
Details
- Adequate Sizing for Location: The property's 110m² size aligns with the 3-bedroom median of 3.0 beds within a 100km radius, indicating it is well-configured for its likely market.
- Potential for Value Optimization: The 3 bedrooms and 3 bathrooms configuration is a strong asset, matching the median bath count of 2.0 within a 100km radius and exceeding the median bedroom count of 3.0, suggesting good layout efficiency.
- Hypothesis: Given the D2 BER rating and the premium for energy efficiency in the Irish market, strategic investments in insulation and heating upgrades could unlock significant value, potentially aligning the property with the higher end of B-rated properties in the 10km radius, which have a median sale price of €260,900.
Amenities
Limited Local Public Transport: The property's rural location means there are no specific bus routes, train stations, Luas stops, or DART stations listed as directly serving this area within the provided data.
Details
- Proximity to Essential Services: The property is located within the grounds of Aherlow House Hotel, implying potential access to its facilities and services, though specific local shops, schools, and healthcare are not detailed.
- No Specific Walkability Data: The provided data does not offer specific details on walkability, local walking routes, or pedestrian infrastructure directly surrounding the property.
- Hypothesis: The unique positioning within Aherlow House Hotel grounds suggests a potential for a niche market of buyers prioritizing a tranquil, leisure-oriented lifestyle over immediate access to urban amenities, which could support a different valuation model than standard residential properties.
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.