Murgasty Road, Tipperary Town, Co. Tipperary, E34 DY00
6 homes sold nearby. See what they went for — and what to bid on this one.
€259,000 · 2 Bed · 2 Bath · 220m² · Detached
Market Position
Priced Above Local Sales
At €259,000, 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.
6 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 €259,000, 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 €12,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €259,000, 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.
€12,950
That's what overbidding by just 5% on a €259,000 home costs you — before interest.
A €19 check before a €259,000 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 €259,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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
Financial Exposure · 28% 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
€259,000
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 3.0km
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kernow, Old Monastery Road, Tipperary Town, Tipperary | 2026-01-16 | 65m² | |
| 1 Oleary Place, Tipperary, Tipperary, Tipperary | 2024-10-29 | 71m² |
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 Advantage: With a B BER rating, this property is significantly more energy-efficient than the 100% of properties with unknown BER ratings within a 100km radius, offering potential annual savings of €1,000-€1,400 compared to typical D-rated homes.
Details
- Spacious Configuration: At 220m², this detached property offers ample living space, which is larger than the median of 3 bedrooms typically found in the 100km radius market, providing greater comfort and potential for expansion.
- Value Optimization Opportunity: While the BER rating is good, investing €8,000-€12,000 to upgrade from a B to an A rating could potentially increase property value by €15,000-€20,000 and further reduce annual energy costs, representing a solid return on investment.
- Hypothesis: Given the B BER rating and a size of 220m², this property is well-positioned for future value growth, as the market increasingly favours energy-efficient homes; a targeted investment in further insulation and heating system upgrades, costing approximately €5,000-€8,000, could elevate its BER to an A2 and potentially unlock a further 7-10% in market value, aligning with anticipated future energy performance regulations.
Amenities
Connectivity Potential: While located outside Dublin, Tipperary Town offers a degree of connectivity. Specific bus routes serving the area include Bus Éireann route 245. Nearby train services can be accessed at Limerick Junction (approximately 10km away), providing links to Dublin and Cork.
Details
- Local Services: Tipperary Town provides essential amenities including Tesco supermarket, Tipperary Excel Arts Centre, and a range of local shops and services. Healthcare access is available through Tipperary University Hospital (approximately 10km away in Clonmel) and local clinics.
- Family and Lifestyle Options: While specific school names and childcare facilities within immediate walking distance are not detailed in the provided data, the town typically offers primary and secondary educational options. Access to parks and recreational facilities would depend on specific local planning within Tipperary Town.
- Hypothesis: The current market perception of 'outside Dublin' properties can significantly impact valuation; however, if Tipperary Town sees investment in improved public transport links, such as enhanced bus services or a more frequent train schedule from Limerick Junction, this could attract a new demographic of remote workers and significantly boost demand and property values within a 5-10km radius over the next 2-3 years, currently seeing approximately 36 sales within 10km over 180 days.
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.