8 Droim Na Coille, Dromin Road, Nenagh, Co. Tipperary, E45 NC58
6 homes sold nearby. See what they went for — and what to bid on this one.
€399,500 · 5 Bed · 4 Bath · 142m² · Detached
Market Position
Priced Within Local Sold Range
At €399,500, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 7mo 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 €399,500, 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 €19,975 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,500, 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.
€19,975
That's what overbidding by just 5% on a €399,500 home costs you — before interest.
A €19 check before a €399,500 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €399,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 · Moderate
6
Transactions Analysed
Within 1.5km
7 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dublin Rd, Nenagh, Tipperary, Tipperary | 2025-09-02 | 165m² | |
| 13 Tobar Mhuire, Nenagh, Tipperary, Tipperary | 2025-08-25 | — |
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 Upgrade Potential: With a D1 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Generous Size for Area: At 142m², this 5-bedroom detached house offers ample living space, which is larger than the median 3-bedroom properties sold within 100km, providing significant value for a family.
- Value Optimization Opportunity: The property's asking price of €399,500 is below its estimated value of €404,991, presenting an opportunity for a buyer to acquire a large family home and invest in BER improvements to enhance its long-term value and efficiency.
- Hypothesis: While the D1 BER rating is a drawback, the property's substantial size and the current market's responsiveness to properties selling above asking suggest that focused investment in energy efficiency upgrades could yield a strong return on investment, potentially positioning it as a highly desirable family home with significantly lower running costs and a higher resale value.
Amenities
Limited Local Transport Data: The provided data does not specify exact bus routes, train stations, Luas, or DART stops serving the immediate Nenagh, Co. Tipperary area, making it difficult to assess direct connectivity without further research.
Details
- Family-Sized Market Indicators: The property's 5 bedrooms and 4 bathrooms align with a market segment that may cater to families, however, specific local educational facilities or childcare services in Nenagh are not detailed in the provided amenity analysis.
- Local Services Placeholder: The analysis lacks specific names for shops, restaurants, parks, or healthcare facilities in the Nenagh area, making it challenging to evaluate the lifestyle and convenience factors of living at 8 Droim Na Coille.
- Hypothesis: Given Nenagh's location outside of major urban centres, its appeal is likely driven by a balance of affordability and access to essential local services. The absence of specific amenity details in the provided data suggests that prospective buyers would need to conduct further localized research to confirm the availability and quality of schools, retail, and transport links that are critical for family living and commuter convenience.
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.