Kingstown, Cashel, Co Tipperary, Cashel, Co. Tipperary, E25 X065
8 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 4 Bed · 2 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 17mo 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 €295,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €19 check before a €295,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 24 months. 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.
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
8
Transactions Analysed
Within 3.0km
17 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Farranamanagh, Cashel, Tipperary, Tipperary | 2025-11-27 | 133m² | |
| Farranamanagh, Cashel, Tipperary, Tipperary | 2024-10-15 | — |
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 Rating Impact: A BER rating of SI_666 (likely representing a lower band like D, E, or F) suggests potential for significant energy cost savings through upgrades; improving from a D to a B2 rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Size Standard: At 120m² with 4 bedrooms and 2 bathrooms, the property offers a spacious configuration that aligns well with family needs and is likely competitive within its local market.
Value Optimization: While the BER rating indicates room for improvement, strategic energy upgrades could enhance both long-term running costs and the property's resale value, offering a clear investment opportunity.
Hypothesis: Given the property's size and configuration, the primary factor influencing its value optimisation will be addressing the BER rating; a focused investment in insulation, heating system upgrades, and window replacements could yield a return of over 150% on the upgrade cost through increased market appeal and sale price.
Amenities
Transport Connectivity: While specific routes serving Kingstown, Cashel, E25X065 are not detailed, typically properties outside major urban hubs rely on local bus services connecting to regional hubs; further investigation into Bus Éireann routes serving Cashel is recommended.
Local Services: Cashel town offers essential amenities including supermarkets like Tesco and Dunnes Stores, along with numerous cafes and restaurants catering to local needs.
Healthcare Access: Cashel is served by a local health centre, and the major regional hospital, University Hospital Waterford, is accessible within a reasonable driving distance, providing comprehensive healthcare options.
Hypothesis: The 'outside Dublin' classification for this property suggests a reliance on private transport for most amenities and commuting; therefore, the presence and quality of local roads, accessibility to the M8 motorway (typically near Cashel), and proximity to Cashel town amenities will be key drivers of future value appreciation, outweighing reliance on public transport.
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.