Ashbury, Roscrea, Co. Tipperary, E53 P676
10 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €145,000, 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.
10 closed sales nearby · 17mo recency · Low 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 €145,000, 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 €7,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €145,000, 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.
€7,250
That's what overbidding by just 5% on a €145,000 home costs you — before interest.
A €19 check before a €145,000 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 · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €145,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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 · Low
10
Transactions Analysed
Within 3.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 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 Improvement Cost: Upgrading from a G BER rating to a C2 would likely cost between €12,000 - €18,000, potentially increasing the property's value by €18,000 - €25,000.
Details
- Space Efficiency: With 120.0m² of living space and 3 bedrooms, this property offers 40.0m² per bedroom, which is adequate but not expansive.
- Value Optimization Potential: Investing in insulation and heating upgrades for the G BER rating could reduce annual energy costs from an estimated €2,000-€2,800 to €1,200-€1,800, offering a tangible return on investment.
- Hypothesis: The significant investment required to improve the G BER rating, coupled with only one bathroom, presents a considerable hurdle for buyers in this area where the median number of bathrooms for sold properties within 10km is 1.0 and the median BER for the broader market (100km radius) is unknown, suggesting a potential lack of motivation for extensive renovations unless priced very attractively.
Amenities
Transport Connectivity: Roscrea is served by Bus Éireann routes, including services to Dublin and other regional centres, although specific route numbers and direct DART/Luas access are unavailable.
Details
- Local Services Availability: The immediate area around Ashbury, Roscrea, offers access to essential services such as local shops, primary and secondary schools like Coláiste Phádraig and St. Cronan's National School, and health facilities including Roscrea Primary Care Centre.
- Walkability Factors: While specific walking routes are not detailed, Roscrea town centre typically offers pedestrian-friendly access to amenities, with local parks and the River housing adding to the neighbourhood's appeal.
- Hypothesis: The location's reliance on regional bus services rather than direct rail or light rail links to major urban centres like Dublin, combined with the absence of specified high-demand amenities within a close radius, suggests that while offering a more rural lifestyle, it may not attract commuters seeking rapid access to urban employment hubs, impacting its broad market appeal.
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.