Carrig, Roscrea, Co Tipperary, Roscrea, Co. Tipperary, E53 E293
7 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 4 Bed · 2 Bath · 121m² · Bungalow
Market Position
At the Upper End of Local Sales
At €320,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
7 closed sales nearby · 7mo 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 €320,000, 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 €16,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €320,000, 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.
€16,000
That's what overbidding by just 5% on a €320,000 home costs you — before interest.
A €19 check before a €320,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 1.5km
7 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 |
|---|---|---|---|
| Colarra, Parkmore, Roscrea, Tipperary | 2026-01-08 | 141m² | |
| Dun An Oir, Templemore Rd, Roscrea, Tipperary | 2025-12-15 | 202m² |
Transactions within a 1.5km 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 Rating C3: With a C3 BER rating, annual energy costs are estimated to be between €1,400-€1,800 for a property of this size, compared to €800-€1,200 for a B-rated property, representing potential savings of €600-€1,000 annually by improving the rating.
Upgrade Potential: Upgrading from a C3 BER to a B2 rating would likely cost €6,000-€10,000 and could potentially increase the property's value by €10,000-€15,000, offering a good return on investment.
Size and Configuration: At 121.0m² with 4 bedrooms and 2 bathrooms, this bungalow offers a spacious layout that aligns with market demand for family homes, particularly as 61.94% of properties within 100km sold above asking price.
Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement; implementing targeted energy efficiency upgrades could not only reduce running costs but also significantly bolster the property's resale appeal and value in a market increasingly conscious of sustainability.
Amenities
Limited Local Transport: The property's location in Carrig, Roscrea, is not directly served by specific bus routes like Dublin Bus or train stations such as Roscrea Railway Station, indicating reliance on private transport.
Local Amenities Assessment: While specific schools, shops, and healthcare facilities directly in Carrig are not detailed, Roscrea town centre, approximately 5-10km away, would typically offer primary schools like Scoil Eoin Naofa, supermarkets, and health services.
Connectivity Gap: The absence of direct public transport links like Luas or DART stops within a reasonable distance, and the nearest train station likely requiring a significant drive, suggests limited commuter convenience for those reliant on public transport.
Hypothesis: The property's rural setting, while offering tranquility, necessitates a strong reliance on private vehicles due to the lack of immediate public transport and the distance to key services in Roscrea town, potentially limiting its appeal to a broader buyer demographic seeking convenience.
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.