8 Emmet Street, Tipperary Town, Co. Tipperary, E34 RK12
17 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 3 Bed · 1 Bath · 125m² · Terrace
Market Position
Below Typical Sale Prices
At €150,000, 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.
17 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 €150,000, 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 €7,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €150,000, 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.
€7,500
That's what overbidding by just 5% on a €150,000 home costs you — before interest.
A €19 check before a €150,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €150,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · High
17
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±13%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Emmet Street, Tipperary, Tipperary, Tipperary | 2025-11-17 | 125m² | |
| 1 Hillview, Oconnell Rd, Tipperary, Tipperary | 2025-08-26 | 98m² |
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 Opportunity: With an F BER rating, this 125m² terrace presents a significant upgrade opportunity; improving it to a B2 rating could cost an estimated €15,000-€25,000 but potentially add €25,000-€40,000 to the property's value.
Details
- Energy Cost Savings Potential: Upgrading this F-rated property could reduce annual energy costs from an estimated €2,500-€3,500 to €1,000-€1,500 for a B-rated equivalent, translating into substantial annual savings of €1,500-€2,000.
- Spacious Layout for Type: At 125m² with 3 bedrooms, this terrace is categorized as 'Large,' offering more generous living space than many comparable 3-bedroom properties, though its single bathroom is below the 2-bathroom median for the area.
- Hypothesis: Given the prevailing market trend towards energy efficiency and the property's advantageous size, investing in a BER upgrade would not only unlock significant value uplift and appeal to environmentally conscious buyers but also align the property more closely with modern market expectations, possibly commanding a higher premium per square meter compared to unrenovated homes.
Amenities
Public Transport Connectivity: Tipperary Town is served by Bus Éireann routes, including Route 55 (Limerick to Waterford) and Route 332 (Tipperary to Clonmel), providing important regional bus connections for residents seeking transport beyond the immediate town.
Details
- Local Educational Access: The property is ideally situated for families, with specific local primary schools such as St. Joseph's Primary School and St. Michael's Junior School, and secondary options like St. Ailbe's School, all conveniently located within Tipperary Town.
- Essential Services Accessibility: Residents benefit from excellent walkability to essential local services, including GP clinics like Emmet Street Medical Centre, pharmacies such as Boots and Hickey's, and major supermarkets including SuperValu, Aldi, and Lidl, all within easy reach in Tipperary Town.
- Hypothesis: The comprehensive suite of specific local amenities, including established schools and essential retail, combined with practical regional bus connectivity, will increasingly attract families and individuals seeking a balanced lifestyle with lower cost of living than major cities, bolstering long-term demand for well-located properties in Tipperary Town.
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.