Reiska, Kilcommon, Thurles, Co. Tipperary, Kilcommon, Co. Tipperary, E41 H314
7 homes sold nearby. See what they went for — and what to bid on this one.
€65,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €65,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
7 closed sales nearby · 16mo 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 €65,000, 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 €3,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €65,000, 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.
€3,250
That's what overbidding by just 5% on a €65,000 home costs you — before interest.
A €19 check before a €65,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €65,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 · Moderate
7
Transactions Analysed
Within 5.0km
16 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Reiska, Kilcommon, Co Tipperary, Tipperary | 2025-11-20 | — | |
| Reiska, Kilcommon, Thurles, Tipperary | 2024-04-15 | — |
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
Significant BER Improvement Opportunity: With a G BER rating, upgrading to a B2 rating would likely cost between €15,000-€20,000, but could increase the property's value by €25,000-€30,000, representing a strong return on investment.
Details
- Costly Energy Inefficiency: The G BER rating suggests annual energy costs could be in the range of €3,000-€4,000, significantly higher than the €1,000-€1,500 for a C-rated property of similar size.
- Substantial Space for Renovation: At 120.0m², the property offers a decent footprint, but its configuration (2 beds, 1 bath) may be considered below the median of 3 beds and 2 baths within a 100km radius, suggesting potential for layout optimisation.
- Hypothesis: The drastic undersizing of bathrooms relative to the median of 2 within a 100km radius, combined with the very low asking price and G BER, strongly indicates that this property requires substantial investment in both energy efficiency upgrades and potential reconfiguration to align with typical market expectations, making the initial €65,000 asking price a starting point rather than a reflection of current market value.
Amenities
Limited Local Transport Connectivity: Information on specific bus routes or train stations serving Reiska, Kilcommon, Thurles is not available in the provided data, suggesting a reliance on private transport.
Details
- Basic Local Services: No specific local schools, shops, or healthcare facilities were identified within the provided amenity data for the immediate Kilcommon area.
- Minimal Local Transactions: Only one property sale has been recorded within a 5km radius in the last 180 days, indicating very low local market activity and potentially limited access to immediate services and amenities.
- Hypothesis: The lack of specific local amenity data and the extremely low number of recent transactions within a 5km radius of Reiska, Kilcommon, suggests that this property's value proposition is likely tied to its rural setting and potential for development or renovation rather than its proximity to established urban infrastructure or services, implying that buyers will need to be self-sufficient or prepared for travel to access typical amenities.
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.