Dromin, Carrigatoher, Nenagh, Co Tipperary, E45 V400
6 homes sold nearby. See what they went for — and what to bid on this one.
€89,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €89,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
6 closed sales nearby · 14mo 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 €89,000, 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 €4,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €89,000, 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.
€4,450
That's what overbidding by just 5% on a €89,000 home costs you — before interest.
A €19 check before a €89,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €89,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
14 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lisquillibeen, Coolbawn, Nenagh, Tipperary | 2024-07-22 | 56m² | |
| Abbey Cottage, Killbarron Quay, Coolbawn, Tipperary | 2025-01-09 | — |
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
BER Unknown: The property's BER rating is currently unknown (SI_666), indicating a potential need for energy efficiency upgrades; improving from a typical lower rating (e.g., E/F) to a B2 could cost €15,000-€25,000 but potentially add €25,000-€40,000 to the property's value.
Details
- Generous Proportions: At 120m², this detached 3-bedroom house is categorized as 'Large' and offers ample living space, aligning well with the median 3 bedrooms and 2 bathrooms for properties in the 20km radius, making it ideal for families.
- Renovation Opportunity: Given the property's asking price and unknown BER, investing an estimated €20,000-€30,000 in modernizing key areas like the kitchen and bathrooms could significantly enhance its appeal and potentially increase its market value by €40,000-€60,000.
- Hypothesis: The combination of an unknown BER and a highly attractive asking price suggests this property is ripe for renovation; a strategic investment in energy efficiency and cosmetic upgrades could significantly unlock its true market potential, pushing its value closer to or even above the local median sale price of €235,000.
Amenities
Regional Accessibility: Located near Nenagh town (approx. 8-10km), the property offers access to Nenagh Train Station, providing connections to Limerick and Dublin via Limerick Junction, and convenient Bus Éireann services for wider regional travel.
Details
- Family-Centric Lifestyle: The proximity to Nenagh offers access to key educational institutions such as St. Mary's Primary School and Nenagh CBS Secondary School, complemented by recreational amenities like Nenagh Leisure Centre and the scenic Lough Derg.
- Local Essential Services: Daily needs are well-supported in Nenagh town, which hosts major supermarkets like Tesco and Lidl, multiple pharmacies, and the comprehensive healthcare services of Nenagh General Hospital, all within a 15-minute drive.
- Hypothesis: While situated in a rural area, the property's strong connection to the comprehensive services and recreational offerings of Nenagh town significantly enhances its appeal, especially for families, balancing tranquil living with practical urban conveniences, which could attract a broader range of buyers.
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.