Seskin, Kilsheelan, Clonmel, Co. Tipperary, E91 R599
5 homes sold nearby. See what they went for — and what to bid on this one.
€125,000 · 2 Bed · 1 Bath · Bungalow
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €125,000, 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.
5 closed sales nearby · 4mo 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 €125,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €6,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€6,250
That's what overbidding by just 5% on a €125,000 home costs you — before interest.
A €19 check before a €125,000 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
From €19 for your strategy on a €125,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
4 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 |
|---|---|---|---|
| Ballypatrick Lower, Clonmel, Tipperary, Tipperary | 2025-12-19 | — | |
| 13 Cois Coille, Kilcash, Tipperary, Tipperary | 2023-12-06 | 129m² |
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
BER Rating Impact: With an F BER rating, immediate energy efficiency upgrades are recommended; investing €8,000-€12,000 could lift the rating to a C or B, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs by an estimated €800-€1,200 compared to its current state.
Details
- Size for Type: At 120m², this bungalow is generously sized, aligning well with the 'Large' size category and offering ample living space for a 2-bedroom property.
- Value Optimization: Given the F BER rating, prioritizing insulation, window upgrades, and heating system improvements could yield significant returns on investment, addressing a key factor impacting long-term desirability and energy expenditure.
- Hypothesis: The F BER rating presents a prime opportunity for value enhancement; a well-executed renovation focused on energy efficiency, potentially costing €8,000-€12,000, could not only substantially reduce annual running costs but also unlock an immediate uplift in market value, making it an attractive proposition for buyers prioritizing cost-effectiveness.
Amenities
Transport Connectivity: The property's rural location in Seskin, Kilsheelan means no specific local bus routes, train stations, Luas or DART stops are immediately referenced in the provided data, indicating a reliance on private transport for most journeys.
Details
- Local Services Access: Specific local amenities like schools, shops, or healthcare facilities are not detailed for Seskin, Kilsheelan within the provided data, suggesting potential for longer travel times to essential services.
- Walkability Assessment: The data provides no direct information on walkability or pedestrian access, but the rural address suggests limited immediate pedestrian infrastructure and a need for vehicular access to reach most amenities.
- Hypothesis: The lack of specific local transport and amenity data for Seskin, Kilsheelan, coupled with its rural designation, strongly suggests that any potential buyer would need to factor in significant travel time and reliance on private vehicles to access services in Clonmel or other nearby towns, which may influence long-term desirability and property valuation.
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.