Rossadrehid, Tipperary, Glen of Aherlow, Co. Tipperary, E34 YP80
5 homes sold nearby. See what they went for — and what to bid on this one.
€450,000 · 4 Bed · 3 Bath · 210m² · Detached
Market Position
Priced Above Local Sales
At €450,000, 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.
5 closed sales nearby · 19mo recency · Low 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 €450,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €22,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€22,500
That's what overbidding by just 5% on a €450,000 home costs you — before interest.
A €19 check before a €450,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
5 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 above the median of comparable sales. 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.
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Financial Exposure · 16% 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
€450,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
19 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clashaquirk, Bansha, Co Tipperary, Tipperary | 2024-07-10 | — | |
| The Old Schoolhouse, Stonepark, Glen Of Aherlow, Tipperary | 2024-08-30 | — |
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
Costly BER Upgrade: A C2 BER rating for a 210m² property suggests potential for significant energy cost savings through upgrades; achieving a B2 rating could cost approximately €15,000-€20,000 and potentially increase property value by €25,000-€30,000.
Spacious Living: With 210m² of space and 4 bedrooms, this property offers generous accommodation, exceeding the typical size of many properties in broader rural areas.
Value Optimization Potential: The €473,298 estimated value, versus an asking price of €450,000, suggests there might be perceived opportunities for negotiation or value-add improvements by a buyer.
Hypothesis: The C2 BER rating, while not poor, indicates an opportunity for a buyer to invest in energy efficiency upgrades to align with increasing market demand for sustainable homes, potentially recouping the investment through energy cost savings and enhanced resale value, especially if comparable properties in the area boast higher ratings.
Amenities
Limited Public Transport: Based on the rural location of Glen of Aherlow, specific public transport routes (bus, train, Luas, DART) directly serving Rossadrehid are not readily available, suggesting a reliance on private transport.
Local Service Accessibility: Access to specific schools, healthcare facilities, shopping, and lifestyle amenities will likely require travel to nearby towns such as Tipperary town or Cahir, with precise travel times varying.
Rural Lifestyle Appeal: The property's location in Glen of Aherlow offers significant lifestyle benefits associated with natural beauty and outdoor pursuits, which are key attractions for buyers seeking tranquility over urban convenience.
Hypothesis: The lack of direct public transport links to major urban centres means that the property's appeal is likely targeted towards buyers prioritizing a rural lifestyle and willing to accept longer travel times for amenities, thus influencing the pool of potential purchasers and the speed of sale.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.