Bawn, Nenagh, Co. Tipperary, E45 WV77
7 homes sold nearby. See what they went for — and what to bid on this one.
€449,950 · 4 Bed · 3 Bath · 194m² · Detached
Market Position
Priced Within Local Sold Range
At €449,950, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 2.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 14mo 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 €449,950, 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 €22,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €449,950, 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.
€22,498
That's what overbidding by just 5% on a €449,950 home costs you — before interest.
A €19 check before a €449,950 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the median of comparable sales. 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
7
Transactions Analysed
Within 3.0km
14 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballintoher Road, Nenagh, Co Tipperary, Tipperary | 2025-02-06 | — | |
| 4 Farnamurray Close, Ballygraigue Rd, Nenagh, Tipperary | 2025-03-13 | 108m² |
Transactions within a 3.0km 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 C1 Efficiency: With a C1 BER rating, annual energy costs are estimated to be approximately €1,800-€2,200, compared to €800-€1,200 for an A-rated property of similar size.
Upgrade Potential: Improving the BER from C1 to B2 could involve insulation, window upgrades, and potentially a heat pump, costing an estimated €10,000-€15,000 but could increase property value by €18,000-€25,000.
Spacious Configuration: The property offers 194m² with 4 bedrooms and 3 bathrooms, which is a generous size and configuration that typically appeals to families and is competitive for detached homes.
Hypothesis: Given the C1 BER rating and the potential for value enhancement through energy efficiency upgrades, a strategic investment in insulation, solar panels, and modern heating systems, costing approximately €15,000-€20,000, could elevate the property to a B2 rating and unlock an estimated €25,000-€35,000 in capital appreciation, making it an attractive proposition for environmentally conscious buyers.
Amenities
Limited Public Transport: Nenagh is served by Bus Éireann routes, but specific route numbers and frequency for Bawn are not detailed in the provided data; it's outside of immediate Luas or DART reach.
Local Educational Access: Schools in Nenagh include St. Mary's Secondary School and Nenagh CBS Primary School, providing educational facilities within a reasonable distance.
Healthcare and Retail Hub: Nenagh town centre, approximately 3-5km away, offers amenities such as Nenagh General Hospital, pharmacies, supermarkets like Tesco and SuperValu, and various retail outlets.
Hypothesis: The property's location in Bawn, Nenagh, Co. Tipperary, while offering good access to essential services and schools within the town, faces a connectivity challenge due to its distance from major public transport hubs like train stations or tram lines, suggesting that buyers prioritizing direct commuting to larger urban centers may find it less attractive unless they rely solely on private transport.
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.