Apartment 4, An Grianán, Kickham Street, Thurles, Co. Tipperary, E41 FY64
6 homes sold nearby. See what they went for — and what to bid on this one.
€120,000 · 2 Bed · 1 Bath · 53m² · Apartment
Market Position
Below Typical Sale Prices
At €120,000, 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.
6 closed sales nearby · 12mo 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 €120,000, 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 €6,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €120,000, 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.
€6,000
That's what overbidding by just 5% on a €120,000 home costs you — before interest.
A €39 check before a €120,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
€39 for your strategy on a €120,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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.
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 3.0km
12 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 |
|---|---|---|---|
| 29 Butler Court, Mitchel Street, Thurles, Tipperary | 2025-02-25 | — | |
| 28 Butler Court, Mitchell St, Thurles, Tipperary | 2025-09-01 | — |
Transactions within a 3.0km radius and 24-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 Rating Impact: The D1 BER rating suggests potential for significant energy cost savings through upgrades, with an estimated €1,800-€2,200 annual energy cost, compared to €800-€1,200 for B-rated properties.
Upgrade Investment Opportunity: Improving the D1 BER rating to a B2 could cost approximately €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000.
Space Efficiency: At 53m² for a 2-bedroom apartment, the property offers a functional layout, but might be considered compact compared to detached homes, with an average of 26.5m² per bedroom.
Hypothesis: Given the D1 BER rating and the relatively modest size, the property's value is significantly tied to its immediate resale appeal; a strategic BER upgrade to a B rating could unlock an additional 8-10% in market value beyond the upgrade cost, making it a strong contender for buyers prioritizing long-term running costs and potential future capital appreciation in a town like Thurles.
Amenities
Transport Connectivity: While specific bus routes are not provided, Thurles is served by Bus Éireann routes connecting to Dublin and other major towns, and the town has a railway station offering direct services to Dublin Heuston and Cork.
Educational Facilities: The property is located near Coláiste Mhuire, Scoil Ailbhe Primary School, and Thurles CBS Primary School, with further options like Presentation Secondary School and St. Joseph's College nearby.
Healthcare Access: Within Thurles, residents have access to medical facilities including the HSE Primary Care Centre and local pharmacies like LloydsPharmacy and Ryans Pharmacy.
Hypothesis: The strong presence of educational institutions and healthcare facilities within Thurles, combined with its established transport links via train, positions the apartment as a valuable option for families and commuters, despite lacking specific immediate amenity data; the value proposition is enhanced by Thurles' role as a regional hub in Tipperary, offering convenience beyond Dublin-centric markets.
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.