Derrycallaghan, Moneygall, Co. Tipperary, E53 ET96
11 homes sold nearby. See what they went for — and what to bid on this one.
€389,950 · 4 Bed · 2 Bath · 124m² · Detached
Market Position
At the Upper End of Local Sales
At €389,950, 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.
11 closed sales nearby · 27mo recency · Low 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 €389,950, 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 €19,498 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €389,950, 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.
€19,498
That's what overbidding by just 5% on a €389,950 home costs you — before interest.
A €19 check before a €389,950 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 11 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
11 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 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.
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Financial Exposure · 79% 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
€389,950
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 · Low
11
Transactions Analysed
Within 5.0km
27 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Rathcarn, Moneygall, Co. Offaly, Offaly | 2023-10-20 | — | |
| Crumlin Big, Moneygall, Birr, Offaly | 2023-09-04 | 210m² |
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
Energy Efficiency Investment: With a C2 BER rating, upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Annual Energy Savings: A C2 BER rating means estimated annual energy costs are likely around €1,400-€1,800, compared to €800-€1,200 for properties with an A2 rating of similar size.
Standard Size Offering: At 124.0m², this 4-bedroom, 2-bathroom property offers a standard living space for a family, aligning with typical market expectations for this configuration.
Hypothesis: The C2 BER rating suggests an opportunity for value enhancement through targeted energy upgrades, which could significantly improve the property's long-term desirability and reduce running costs, particularly if neighboring properties are also C-rated or lower.
Amenities
Limited Public Transport: As this property is located outside Dublin with no specific bus routes, train stations, Luas, or DART stops mentioned as serving this immediate rural area, public transport connectivity is likely poor.
Rural Lifestyle Focus: Given the location in Moneygall, Co. Tipperary, amenities like specific schools, shops, healthcare, and lifestyle venues would be expected to be localized and potentially require travel.
Low Local Density: The presence of only 3 properties within a 1km radius indicates a low-density rural setting with limited immediate walkability to services.
Hypothesis: The property's rural isolation, while appealing for privacy, will likely necessitate reliance on private transport for accessing essential services, thus impacting its appeal to buyers prioritizing convenience and urban amenities.
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.