Horse and Jockey, Thurles, Co. Tipperary, E25 A377
6 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 2 Bath · 120m² · Detached
Market Position
At the Upper End of Local Sales
At €395,000, 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.
6 closed sales nearby · 16mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 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 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 · 32% 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
€395,000
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
6
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±18%
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 |
|---|---|---|---|
| Ard Na Greine, Aughnagomaun, Cashel, Tipperary | 2025-11-28 | — | |
| Grallagh, Horse Jockey, Thurles, Tipperary | 2024-06-18 | 120m² |
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 Advantage: With a B3 BER rating, this property offers significant energy efficiency, likely leading to annual energy costs in the range of €800-€1,200, which is an estimated €1,000-€1,400 less than a typical D-rated property of similar size (estimated €1,800-€2,200).
Details
- Generous Living Space: At 120m² with 5 bedrooms and 2 bathrooms, this detached property offers substantial living space compared to the median property in the 10km radius, which typically features 3 bedrooms and 2 bathrooms, making it ideal for larger families or those desiring more space.
- Detached Home Appeal: As a detached property, it offers greater privacy and potential for expansion compared to many properties in the wider 50km radius, where the average asking price over 30 days was around €287,337, suggesting a premium for such a desirable property type.
- Hypothesis: Given its B3 BER rating and generous 5-bedroom layout, this property is well-positioned to attract buyers seeking a move-in ready, energy-efficient family home, potentially commanding its asking premium due to its superior specifications compared to the median 3-bedroom market.
Amenities
Strategic Road Access: Located directly in Horse and Jockey, the property benefits from immediate access to the M8 motorway (Dublin/Cork), providing excellent connectivity for commuters to major cities without needing to navigate through Thurles town.
Details
- Local and Regional Facilities: Residents have access to local services like the Horse and Jockey Hotel and a local shop, with a wider array of amenities including SuperValu and Lidl supermarkets, Thurles Train Station (approx. 10-15 min drive), and Thurles Shopping Centre just a short drive away in Thurles town.
- Education & Healthcare Access: Educational needs are met by Horse and Jockey National School nearby, while secondary options are available in Thurles, such as Thurles CBS and Presentation Secondary School; healthcare is supported by local pharmacies and GP clinics, with Tipperary University Hospital in Clonmel within reasonable driving distance.
- Hypothesis: The property's location, offering a tranquil village lifestyle with direct motorway access and proximity to Thurles town's comprehensive amenities, positions it as an ideal choice for families and commuters seeking a balance between rural living and urban convenience, potentially driving sustained buyer interest.
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.