derry, rathcabbin, co. tipperary, r42 k792
7 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 76m² · Detached
Market Position
At the Upper End of Local Sales
At €250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
7 closed sales nearby · 6mo 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 €250,000, 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 €12,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €250,000, 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.
€12,500
That's what overbidding by just 5% on a €250,000 home costs you — before interest.
A €19 check before a €250,000 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
From €19 for your strategy on a €250,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. 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
Financial Exposure · 44% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€250,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
7
Transactions Analysed
Within 3.0km
6 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 |
|---|---|---|---|
| Rathcabbin, Roscrea, Tipperary, Tipperary | 2024-04-19 | 110m² | |
| 2 Derry, Rathcabin, Roscrea, Tipperary | 2025-01-31 | 116m² |
Transactions within a 3.0km radius and 24-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
Energy Upgrade Opportunity: With a D2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 but could significantly increase the property's value by €15,000-€20,000, while also reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Compact Layout: At 76m² for a 3-bedroom detached property, the home offers a compact and potentially efficient layout, which might appeal to buyers seeking manageable living spaces, though it is smaller than typical modern builds.
- Bathroom Deficit: The property's single bathroom is notably below the median of two bathrooms observed in sales within the 10km, 20km, and 50km radii, potentially impacting its appeal and value to families or those seeking modern amenities.
- Hypothesis: Given the property's smaller size and single bathroom compared to regional norms, a strategic renovation focusing on maximizing internal space and adding a second bathroom, even if compact, could disproportionately increase its market appeal and valuation, positioning it more competitively against modern buyer expectations in the Tipperary market.
Amenities
Limited Public Transport: Located in rural Rathcabbin, the property has very limited public transport options; local bus services, such as Local Link Tipperary routes (e.g., 857 or 858), would require travel to nearby villages like Borrisokane or Portumna, and the closest train stations are in Nenagh (approx. 30km) or Roscrea (approx. 35km).
Details
- Village Essentials: Rathcabbin National School provides primary education locally, with essential healthcare access through a local GP or pharmacy in nearby Borrisokane (approx. 15km), and major retail options such as SuperValu in Portumna (approx. 15km) or Tesco in Birr (approx. 20km).
- Rural Lifestyle: Lifestyle amenities are centered on community and outdoor pursuits, with local pubs like Kelly's in Rathcabbin providing social hubs, while extensive green spaces and the River Shannon/Lough Derg region offer natural recreational opportunities; dedicated cafes, gyms, or cinemas are found in larger towns like Birr or Portumna.
- Hypothesis: The property's location, while offering a tranquil rural lifestyle, is highly dependent on private vehicle ownership due to sparse public transport and dispersed amenities; however, this seclusion could become a unique selling point for buyers specifically seeking a peaceful retreat away from urban centers, potentially attracting a premium from this niche demographic.
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.