Clonmona, Rathcabbin, Birr, Co. Offaly, R42 K752
16 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 4 Bed · 2 Bath · 140m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 20mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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 aligns with 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 · High
16
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±11%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clonmona, Rathcabbin, Roscrea, Tipperary | 2025-12-17 | 140m² | |
| Ballyloughnane, Riverstown, Birr, Tipperary | 2024-08-22 | 124.9m² |
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
BER Rating Impact: With a C3 BER rating, the estimated annual energy costs are likely €1,500-€1,900. Upgrading to a B2 BER could cost €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000.
Space Efficiency: The 140m² size for a 4-bedroom detached property is standard for the area, offering adequate space for family living without being excessively large or small.
Value Optimization Opportunity: While the BER is C3, focusing on insulation and heating system upgrades could significantly improve energy efficiency and marketability, potentially adding €10,000-€15,000 in value with an investment of €5,000-€9,000.
Hypothesis: The C3 BER rating, while average, presents a significant opportunity for value enhancement; investing in targeted energy efficiency upgrades could shift the property's appeal from 'average' to 'desirable,' potentially increasing its market price by up to 7% and attracting buyers prioritising lower running costs.
Amenities
Limited Local Connectivity: Rathcabbin itself has limited direct public transport; the nearest significant bus routes like Bus Éireann services would likely require travel to Birr town, approximately 15km away.
Educational Access: The closest primary school is likely Rathcabbin National School, with secondary education options available in Birr (e.g., Coláiste Choilm), implying a reliance on private transport for educational needs.
Healthcare and Retail Proximity: Birr town centre (approx. 15km) provides access to essential services including HSE-Ireland East Hospital Group - Midlands Regional Hospital, Tullamore (further afield), local pharmacies, and supermarkets like Tesco and Aldi.
Hypothesis: The rural location, while offering a tranquil lifestyle, creates a dependency on private vehicles for daily commutes, education, and access to a wider range of retail and healthcare facilities, suggesting that properties in this specific micro-location will likely command a discount compared to similar-sized homes in towns with better direct public transport links and amenity clusters.
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.