Cragg, Newport, Co. Tipperary, V94 DWF6
29 homes sold nearby. See what they went for — and what to bid on this one.
€465,000 · 3 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Above Local Sales
At €465,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
29 closed sales nearby · 21mo 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 €465,000, 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 €23,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €465,000, 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.
€23,250
That's what overbidding by just 5% on a €465,000 home costs you — before interest.
A €19 check before a €465,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €465,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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.
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 increased 6.9% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
29
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±17%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cragg, Birdhill, Tipperary, Tipperary | 2025-03-27 | 142m² | |
| Annaholty, Birdhill, Tipperary, Tipperary | 2025-01-10 | 204m² |
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 C2 Efficiency: With a C2 BER rating, annual energy costs are estimated to be around €1,500-€2,000, compared to €900-€1,300 for properties with an A-rated BER of similar size.
Details
- Standard Size & Configuration: The 120.0m² detached property with 3 bedrooms and 2 bathrooms aligns with the median configuration (3 beds, 2 baths) observed in the 100km radius, suggesting a standard market offering.
- Value Optimization Potential: Investing approximately €8,000-€12,000 to upgrade the BER from C2 to B2 could increase the property's value by an estimated €15,000-€20,000, offering a positive return on investment.
- Hypothesis: While the C2 BER rating is adequate, the significant gap between its cost efficiency and that of A/B rated properties suggests a potential market segment favouring higher energy-rated homes in the long term, which could impact resale value beyond the immediate ROI of upgrades.
Amenities
Limited Local Connectivity: The area around V94DWF6 lacks direct mentions of specific bus routes or train stations within immediate proximity in the provided data, implying a reliance on car transport for broader connectivity.
Details
- Essential Services Nearby: Within a 20km radius, there are 310 sales recorded, indicating a settled community with access to a reasonable range of amenities and services.
- Access to Broader Network: The 100km radius, which has seen over 3,116 sales in 180 days, suggests that while local amenities might be sparse, residents can access a wide array of services and employment opportunities within a broader regional scope.
- Hypothesis: The limited specific amenity data for the immediate vicinity suggests that the property's appeal may be more geared towards those seeking a rural lifestyle with less emphasis on immediate walkability to services, and that its value is more tied to accessibility via car to larger towns and cities rather than local public 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 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.