lisgorm, griffith avenue, clonmel e91 y680, clonmel, co. tipperary, e91 y680
9 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 4 Bed · 1 Bath · 134m² · Bungalow
Market Position
Priced Above Local Sales
At €340,000, 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.
9 closed sales nearby · 4mo 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 €340,000, 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 €17,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €340,000, 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.
€17,000
That's what overbidding by just 5% on a €340,000 home costs you — before interest.
A €19 check before a €340,000 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 9 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €340,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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 · 13% 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
€340,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
9
Transactions Analysed
Within 1.5km
4 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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Lisgorm, Griffith Ave, Clonmel, Tipperary | 2025-12-15 | 134m² | |
| 1 Matthew Terrace, Clonmel, Tipperary, Tipperary | 2026-01-27 | 69.8m² |
Transactions within a 1.5km 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
Spacious Family Living: At 134m² with 4 bedrooms, this bungalow offers a generous living space that aligns well with the median 4-bedroom properties recently sold in the 5km radius, making it highly attractive to family buyers.
Details
- Bathroom Upgrade Opportunity: The property's single bathroom is notably below the median of 2 bathrooms found in properties sold within a 5km radius over the last 30 days, suggesting that adding a second bathroom or en-suite could significantly enhance its market appeal and value.
- Solid Energy Efficiency: With a C3 BER rating, this property offers good energy efficiency, estimated to provide annual energy cost savings of €600-€1,000 compared to a typical D-rated property of similar size, which typically incurs annual costs of €1,800-€2,200.
- Hypothesis: Investing an estimated €10,000-€15,000 to add a second bathroom or en-suite, combined with minor upgrades to achieve a B BER rating, could potentially boost the property's market value by €20,000-€30,000, attracting a broader range of discerning family buyers.
Amenities
Strategic Transport Access: This property benefits from good regional connectivity, being within convenient reach of Clonmel Train Station, which provides links to the Limerick Junction-Waterford line, and served by local Bus Éireann routes, including route 55 to Waterford and route 355 to Limerick.
Details
- Comprehensive Educational Facilities: The area boasts a strong selection of educational institutions, including St. Peter and Paul's Primary School, Clonmel High School, and Presentation Secondary School, all within practical commuting distances for families.
- Diverse Lifestyle and Shopping: Residents have excellent access to a range of shopping and lifestyle amenities, with Showgrounds Shopping Centre (featuring Dunnes Stores) and major supermarkets like Lidl and Aldi nearby, complemented by various local restaurants and cafes in Clonmel town centre.
- Hypothesis: Ongoing regeneration projects within Clonmel town, coupled with planned enhancements to green spaces and pedestrian infrastructure along the River Suir, are poised to further improve local amenities and quality of life, which will likely drive increased demand and property values for well-located homes like this bungalow in the medium term.
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.