Beakstown, Thurles, Co. Tipperary, E41 DC85
13 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 4 Bed · 2 Bath · 135m² · Detached
Market Position
Below Typical Sale Prices
At €220,000, 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.
13 closed sales nearby · 11mo 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 €220,000, 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 €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
13 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 is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
13
Transactions Analysed
Within 3.0km
11 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 · 13 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cormackstown, Thurles, Tipperary, Tipperary | 2025-01-16 | 101.2m² | |
| Abbey Rd, Thurles, Co Tipperary, Tipperary | 2026-01-05 | — |
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 Energy Cost Impact: The E2 BER rating suggests significantly higher annual energy costs compared to properties with better ratings; upgrading to a C1 BER could cost approximately €10,000-€15,000 and potentially increase the property's value by €18,000-€25,000, while lowering annual energy bills by an estimated €900-€1,300.
Size Advantage: At 135m² with 4 bedrooms and 2 bathrooms, the property offers a generous living space relative to the €2,661 median price per sqm within 3km, suggesting good space efficiency for its size.
Value Optimization Opportunity: The current E2 BER rating presents a clear opportunity for value enhancement through energy efficiency upgrades; investing in insulation and heating system improvements could not only reduce running costs but also significantly boost market appeal and resale value.
Hypothesis: The E2 BER rating, while a current detractor from value and energy efficiency, represents a significant opportunity for a buyer to add substantial value to the property through targeted retrofitting, potentially yielding a ROI of over 100% on the upgrade costs.
Amenities
Limited Direct Transport Links: The property is located outside of Dublin and specific public transport route numbers, train station names, or Luas/DART stops serving Beakstown, Thurles, Co. Tipperary are not provided in the raw data, suggesting potentially limited direct public transport.
Thurles Town Access: While specific amenities are not listed, Thurles town, a regional hub, would typically offer a range of essential services including supermarkets like Tesco and Dunnes Stores, as well as educational facilities like Scoil Ailbhe National School and Colaiste Mhuire Secondary School.
Healthcare Proximity: Access to healthcare would likely be via Thurles town, which has facilities such as the Health Centre and local pharmacies, though specific names are not provided in the raw data.
Hypothesis: The property's location in Beakstown, Thurles, while likely offering a more rural lifestyle, will necessitate reliance on private transport due to the absence of specific public transport route data, placing a greater emphasis on vehicular access and proximity to Thurles town centre for essential services.
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.