7 Lios Dubhaile, Dualla, Cashel, Co Tipperary, Dualla, Co. Tipperary, E25 V822
9 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 4 Bed · 3 Bath · 125m² · Semi-D
Market Position
Below Typical Sale Prices
At €260,000, 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.
9 closed sales nearby · 21mo recency · Moderate 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 €260,000, 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 €13,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €260,000, 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.
€13,000
That's what overbidding by just 5% on a €260,000 home costs you — before interest.
A €19 check before a €260,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €260,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 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 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 · Moderate
9
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Lios Dubhaile, Dualla, Cashel, Tipperary | 2023-07-18 | — | |
| 13 Carrig Downs, Dualla Rd, Cashel, Tipperary | 2023-11-06 | — |
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
Moderate BER Rating: The C1 BER rating suggests moderate energy efficiency; upgrading to a B2 could cost €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000.
Details
- Spacious Configuration: With 125m² and 4 bedrooms, this semi-detached house is larger than the median 3-bedroom properties sold within 100km, offering good space for families.
- Value Optimization Opportunity: While the BER is average, the larger than median size provides a solid foundation. Focus on cosmetic upgrades and minor energy efficiency improvements could maximize market appeal and resale value.
- Hypothesis: Given the C1 BER, a targeted investment of €8,000-€12,000 into insulation and heating upgrades could boost the BER to a B rating, potentially increasing the property's market value by €15,000-€20,000 and significantly reducing annual energy costs compared to the average D-rated property in the region.
Amenities
Limited Public Transport: The property is located outside Dublin, and the provided data does not mention any specific bus routes, train stations, Luas, or DART stops serving Dualla, Cashel directly.
Details
- Essential Services Nearby: The closest amenities would likely be in Cashel town, which typically offers primary schools like Cashel Primary School, secondary schools like Cashel Community School, and local pharmacies and limited retail options.
- Rural Connectivity Focus: Given the E25V822 Eircode, local amenities likely focus on rural life, with potential access to local community centres, limited independent shops, and basic healthcare clinics in nearby larger towns.
- Hypothesis: The lack of specific public transport mentions and the rural location suggest that car dependency is high; however, proximity to Cashel town for essential services and a potential increase in local infrastructure investment due to its 'Outside Dublin' classification could drive future value, especially if improvements are made to local road networks.
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.