Kydel, Cabra, Thurles, Co. Tipperary, Thurles, Co. Tipperary, E41 W2T8
8 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 4 Bed · 4 Bath · 160m² · Detached
Market Position
Priced Above Local Sales
At €425,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
8 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 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 · 10% 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
€425,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Galbertstown, Holycross, Thurles, Tipperary | 2024-12-04 | 136m² | |
| 9 Holycross Cottages, Holycross, Tipperary, Tipperary | 2024-12-17 | 67.9m² |
Transactions within a 3.0km radius and 18-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 C1 Impact: The C1 BER rating suggests annual energy costs that are likely higher than comparable A or B-rated properties; a D-rated property of similar size could incur an additional €800-€1,200 in annual energy costs, and upgrading from C1 to B2 could cost €8,000-€12,000 while potentially increasing property value by €15,000-€20,000.
Details
- Generous Size Offering: The 160m² size for this detached property offers ample living space, exceeding the median of 3 bedrooms and 2 bathrooms found in the market within 100km, which typically transact at €286,500.
- Value Optimization Opportunity: Given the C1 BER, investing in energy efficiency upgrades could provide a significant return on investment, potentially reducing annual running costs and enhancing the property's appeal to a wider buyer pool concerned with long-term expenses.
- Hypothesis: The current asking price, when factoring in the C1 BER and potential upgrade costs of €8,000-€12,000 to reach a B2 rating, suggests that the property is priced for a buyer willing to undertake renovations, rather than for immediate occupancy at a premium.
Amenities
Limited Local Transport: As a property located outside Dublin, the data does not provide specific bus routes, train stations, or Luas/DART stops serving Kydel, Cabra, Thurles, Co. Tipperary, E41W2T8, suggesting potential reliance on private transport for connectivity.
Details
- Regional Shopping Hub: Thurles town centre, approximately 5km away, offers essential retail facilities including supermarkets like Tesco and Dunnes Stores, catering to daily needs.
- Educational Proximity: While specific institutions are not detailed, the presence of a town like Thurles implies likely access to primary and secondary schools, along with potential third-level educational facilities, though direct names are not provided.
- Hypothesis: The lack of specific public transport infrastructure data for this semi-rural location, coupled with the property's positioning outside major urban centres, suggests that its primary appeal will be to buyers prioritizing space and a quieter lifestyle, with any future value appreciation heavily linked to potential improvements in local road infrastructure or the introduction of enhanced public transport links to larger towns.
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.