Ashbury, Roscrea, Co. Tipperary, E53 K663
10 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 0.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 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 €290,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
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Financial Exposure · 17% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€290,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 25 Assumption Park, Roscrea, Tipperary, Tipperary | 2024-11-29 | — | |
| 5 Whitepark, Roscrea, County Tipperary, Tipperary | 2024-11-18 | — |
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 C3 Investment: The C3 BER rating means potential annual energy cost savings of approximately €800-€1,200 compared to a D-rated property of similar size, representing a cost advantage.
Size Efficiency: At 120m², this 4-bedroom, 2-bathroom detached house offers a good balance of space for family living within the provided metrics.
Value Optimization Opportunity: While the BER is decent, upgrading from C3 to a B2 rating could potentially increase the property's value by €10,000-€15,000, with estimated upgrade costs of €5,000-€9,000.
Hypothesis: Given the C3 BER rating and the potential for value uplift through energy efficiency upgrades, properties in this area with targeted improvements could see a disproportionately higher return on investment than in areas with already high average BER ratings.
Amenities
Limited Public Transport Data: Specific bus routes, train stations, Luas, or DART stops serving Ashbury, Roscrea are not detailed in the provided data, limiting connectivity assessment.
Local Services Assessment: Roscrea town centre, approximately 3km away, would typically offer essential amenities like supermarkets (e.g., Tesco, Aldi), schools (e.g., Coláiste Phobail Ros Cré), and healthcare facilities (e.g., Roscrea Medical Centre).
Walkability and Green Space: As the property is located outside Dublin, walkability is likely dependent on local infrastructure; proximity to parks or designated walking routes is not specified but typical for rural-adjacent areas.
Hypothesis: The value of properties in Ashbury, Roscrea, is likely heavily influenced by factors outside typical urban connectivity metrics, such as proximity to natural amenities, community facilities, and the perceived tranquility of a rural setting, rather than public transport accessibility.
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.