Killoran, Portroe, Co. Tipperary, E45 EV24
12 homes sold nearby. See what they went for — and what to bid on this one.
€199,500 · 3 Bed · 1 Bath · 66m² · Bungalow
Market Position
Priced Within Local Sold Range
At €199,500, this home is priced within the typical range of 12 recent closed sales nearby. There's room to negotiate — seller leverage is 6.2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
12 closed sales nearby · 16mo 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 €199,500, 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 €9,975 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €199,500, 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.
€9,975
That's what overbidding by just 5% on a €199,500 home costs you — before interest.
A €19 check before a €199,500 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €199,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 aligns with the size-adjusted median. 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
Statistical Confidence · High
12
Transactions Analysed
Within 5.0km
16 months
Data Freshness
Most recent sale age
±20%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Killoran, Portroe, Nenagh, Tipperary | 2023-05-23 | 78m² | |
| Corbally, Portroe, Nenagh, Tipperary | 2025-12-03 | — |
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 Improvement Opportunity: Upgrading the E1 BER rating to a B2 would likely cost €8,000-€12,000 but could increase the property's value by €15,000-€20,000.
Energy Cost Gap: This E1 rated bungalow's annual energy costs are estimated to be €1,800-€2,200, compared to €800-€1,200 for similar-sized B-rated properties in the area, indicating a potential annual saving of €1,000.
Size Efficiency: At 66m², this 3-bedroom bungalow is compact, which may be a mismatch if similar properties in the area typically offer more space, potentially limiting resale appeal without targeted renovations.
Hypothesis: Given the significant BER gap and the potential for value uplift through energy efficiency upgrades, properties with an E1 rating in this market could be an attractive investment for buyers willing to undertake renovations, as the cost of improvement is significantly less than the potential increase in market value.
Amenities
Connectivity Limitations: The property's rural location in Portroe, Co. Tipperary, likely means limited direct public transport, with the nearest significant public transport hubs potentially requiring considerable travel.
Local Services Availability: Specific details on immediate schools, shops, or healthcare facilities are not provided in the raw data, suggesting a reliance on nearby towns for essential services.
Walkability Assessment: The 'outside Dublin' designation implies that walkability to essential services, shops, and public transport is likely limited, necessitating car ownership for most daily needs.
Hypothesis: The market value in this semi-rural location is likely more heavily influenced by the quality of local natural amenities and community feel than by direct public transport links or urban-style conveniences, suggesting that properties here appeal to buyers seeking a quieter lifestyle over easy urban access.
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.