Apartment 8 Sliabh Na Mbã¡ N Mews, Davis Road, Clonmel, Co. Tipperary, E91 RW93
12 homes sold nearby. See what they went for — and what to bid on this one.
€170,000 · 2 Bed · 1 Bath · 64m² · Apartment
Market Position
Priced Within Local Sold Range
At €170,000, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 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 €170,000, 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 €8,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €170,000, 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.
€8,500
That's what overbidding by just 5% on a €170,000 home costs you — before interest.
A €19 check before a €170,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €170,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below 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 · High
12
Transactions Analysed
Within 3.0km
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Slievenamon Mews, Davis Rd, Clonmel, Tipperary | 2025-09-17 | 64m² | |
| 21 Sliabh Na Mban Mews, Davis Rd, Clonmel, Tipperary | 2024-08-28 | 49m² |
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
Energy Efficient: With a C2 BER rating, this apartment offers good energy efficiency, potentially resulting in annual energy costs of €1,000-€1,400, saving €400-€1,200 annually compared to less efficient D-rated properties.
Details
- Optimal Layout: The 64m² two-bedroom, one-bathroom configuration is well-suited for an apartment, providing a practical and efficient living space for a variety of buyer profiles.
- Solid Foundation: The BER C2 rating indicates a well-maintained property in terms of energy performance, reducing the need for immediate significant energy upgrade investments for a potential buyer.
- Hypothesis: The C2 BER rating provides a competitive advantage in a market increasingly focused on energy efficiency; this apartment's lower running costs make it a more attractive long-term investment compared to older, less efficient units in the area, potentially commanding a slight premium from energy-conscious buyers.
Amenities
Excellent Connectivity: The property benefits from proximity to Clonmel Train Station, offering direct rail links, and is served by Local Link Tipperary bus routes, enhancing regional connectivity.
Details
- Comprehensive Facilities: Clonmel provides access to key amenities including South Tipperary General Hospital for healthcare, Showgrounds Shopping Centre for retail needs, and reputable schools like Clonmel High School and Loreto Secondary School.
- Vibrant Lifestyle: Residents can enjoy local recreational options such as Clonmel Park and various dining experiences at establishments like Befani's, all within convenient reach.
- Hypothesis: The strong blend of specific educational institutions, comprehensive healthcare services, and diverse shopping options, coupled with public transport links, establishes Clonmel as a self-sufficient and highly desirable location, increasing long-term demand for well-located properties like this apartment.
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.