Apt 1 & 2, Upper Limerick Street, Roscrea, Co. Tipperary, Roscrea, Co. Tipperary, E53 CP27
13 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Priced Above Local Sales
At €200,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
13 closed sales nearby · 10mo 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 €200,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 13 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
13 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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
13
Transactions Analysed
Within 1.5km
10 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 11lowerlimerick St, Roscrea, Tipperary, Tipperary | 2025-11-20 | — | |
| 26 Lower Limerick Street, Roscrea, County Tipperary, Tipperary | 2025-05-22 | — |
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 Energy Cost Impact: With an E2 BER rating, annual energy costs are estimated to be €1,800-€2,200, compared to €800-€1,200 for similar-sized properties with B-rated BERs.
Potential Upgrade Investment: Upgrading from an E2 BER to a C1/B2 rating would likely cost between €10,000 and €15,000 but could increase the property's value by €18,000-€25,000.
Size Efficiency Analysis: At 120m², the property is of a substantial size, aligning with the median 3-bedroom configuration commonly seen in the market (median 3 beds within 100km), offering good space for its class.
Hypothesis: The significant cost and value uplift potential from improving the E2 BER rating suggests that a strategic energy efficiency upgrade could unlock a considerable return on investment, potentially shifting the property's market positioning from average to desirable within the local context.
Amenities
Transport Connectivity: While no specific bus routes or train stations are listed for this immediate area in the data, the 'outside Dublin' location implies reliance on local bus services or national rail links potentially from Limerick Junction (approx. 10km away).
Local Services Access: Roscrea town centre offers amenities such as Dunnes Stores, Lidl, and various local shops, providing essential retail access within a reasonable distance.
Educational Proximity: The area is served by local primary and secondary schools within Roscrea, such as Coláiste Phobal Ros Cré and Scoil Eoin Naofa, catering to family needs.
Hypothesis: The lack of specific granular transport data within the provided metrics for Roscrea suggests that future infrastructure development, particularly in improving public transport links to larger urban centres like Limerick or Dublin, would significantly boost property values in this region.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.