Birdhill, Co Tipperary, Birdhill, Co. Tipperary
22 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €175,000, 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.
22 closed sales nearby · 17mo 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 €175,000, 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 €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, 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.
These signals interact — full analysis in report.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has decreased 12.7% year-on-year, based on the trailing 36-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
22
Transactions Analysed
Within 5.0km
17 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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lacken, Birdhill, Tipperary, Tipperary | 2023-11-06 | 112.5m² | |
| Cooleen, Birdhill, County Tipperary, Tipperary | 2023-10-11 | 100.6m² |
Transactions within a 5.0km radius and 36-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
Significant BER Upgrade Opportunity: With a BER rating of 'Pending' (effectively unknown), investing €8,000-€12,000 to achieve a B2 rating could increase the property's value by an estimated €15,000-€20,000, positioning it competitively with higher-rated local properties.
Value Enhancement Through Renovation: Considering a 120sqm detached 3-bed, 2-bath property, comparable properties within 10km that have sold in the last 90 days have a median sale price of €364,000, indicating substantial potential value uplift from addressing the property's current condition and BER.
Competitive Configuration: The property's 3 bedrooms and 2 bathrooms align with the median configuration (3 beds, 2 baths) observed across various radii, suggesting its basic structure is well-matched to market preferences.
Hypothesis: Given the BER is pending and the asking price is significantly below comparable sold properties, there's a high probability of undiscovered structural or amenity issues; however, if the property is sound, a strategic investment of €20,000-€30,000 in modernizing the interior and achieving a B-rated BER could unlock a valuation of €350,000+, a €175,000+ increase on the asking price.
Amenities
Limited Local Connectivity: Birdhill, Co. Tipperary, lacks immediate access to major public transport hubs; there are no direct Luas, DART, or frequent Dublin Bus routes serving the immediate vicinity, indicating a reliance on private transport.
Rural Service Access: While specific local amenities are not detailed, a rural setting like Birdhill typically implies limited walkability to major retail centres or diverse dining options, requiring travel to nearby towns for comprehensive services.
Educational Proximity: Proximity to educational facilities would depend on the nearest towns like Nenagh or Limerick; without specific local schools named, assessing educational access requires further investigation into surrounding areas.
Hypothesis: The lack of direct public transport and limited immediate amenities suggests a commuter dependency for residents of Birdhill, likely requiring travel to larger centres like Nenagh (approx. 10-15 min drive) or Limerick (approx. 30-40 min drive) for most services, which could cap its appeal for non-car-dependent buyers.
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.