Downamona, Nenagh, Co. Tipperary, E45 VK51
22 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 3 Bath · 248m² · Detached
Market Position
At the Upper End of Local Sales
At €575,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
22 closed sales nearby · 22mo 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 €575,000, 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 €28,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €575,000, 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.
€28,750
That's what overbidding by just 5% on a €575,000 home costs you — before interest.
A €19 check before a €575,000 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 22 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
22 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 15% 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
€575,000
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 · High
22
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±18%
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 · 22 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Ciamaltha Meadows, Nenagh, Co Tipperary, Tipperary | 2025-04-10 | 159m² | |
| 73 Springfort Meadows, Nenagh, Tipperary, Tipperary | 2023-12-22 | 149.9m² |
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 Advantage: With a B3 BER rating, this property offers a good level of energy efficiency, likely resulting in annual energy costs that are significantly lower than comparable D-rated properties, potentially saving €800-€1,200 per year compared to a property with a D rating.
Spacious Living: The property boasts a substantial size of 248m², offering ample living space with 4 bedrooms and 3 bathrooms, which is generous for the Nenagh area and aligns with demand for larger family homes.
Value Optimization Opportunity: While the B3 BER is good, upgrading to a B2 or A-rated BER would likely cost between €7,000-€10,000 and could potentially increase the property's value by €12,000-€18,000, representing a solid return on investment and enhancing market appeal.
Hypothesis: Given the B3 BER rating, the current energy costs are likely competitive; however, focusing on minor insulation upgrades and potentially solar panel integration could push the BER to A3, capturing a premium of 5-7% on sale price due to enhanced market desirability and long-term cost savings.
Amenities
Connectivity to Nenagh: Situated in Downamona, Nenagh, E45VK51, the property benefits from proximity to Nenagh town's amenities, though specific public transport routes serving this immediate rural location are not detailed, suggesting reliance on private transport.
Local Services Access: While specific shops and schools are not listed, Nenagh town centre is known to offer a range of supermarkets (e.g., Tesco, Aldi), educational facilities (e.g., Nenagh College, St. Joseph's Primary School), and healthcare options (e.g., Nenagh General Hospital, local pharmacies).
Rural Lifestyle Offering: The property's location suggests a focus on a rural lifestyle with potential for open space, though specific named parks or walking routes in Downamona are not provided, indicating a need for local exploration to identify these.
Hypothesis: The property's rural setting in Downamona, while offering tranquility, may present a challenge for buyers seeking high levels of public transport connectivity, suggesting that investment in local road infrastructure or a dedicated shuttle service to Nenagh town centre could significantly boost its appeal and value.
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.