Tonagha, Thurles, Co. Tipperary, E41 T8W5
8 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 4 Bath · 250m² · Detached
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 10mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
These signals interact — full analysis in report.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 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
8
Transactions Analysed
Within 3.0km
10 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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Redwood House, Mill Rd, Thurles, Tipperary | 2026-02-03 | — | |
| 48 Willowmere Dr, Thurles, Co Tipperary, Tipperary | 2025-02-28 | 130.8m² |
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 Improvement Opportunity: The C3 BER rating presents an opportunity; upgrading to a B2 rating could potentially cost €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000, offering a solid return on investment.
Details
- Generous Living Space: With 250m² of living space and 5 bedrooms, this detached property offers ample room, fitting the '2X Very Large' size category and exceeding the median of 3 bedrooms and 2 bathrooms found in the surrounding market data.
- Value Optimization: The asking price of €425,000 for a 250m², 5-bedroom, 4-bathroom detached home with a C3 BER places it above the median sale price of €285,000 within 100km, but its larger size and more bathrooms suggest a justified premium if condition is good.
- Hypothesis: While the C3 BER rating is adequate, the substantial size of this property (250m²) and its 4 bathrooms, when compared to the median 3 beds and 2 baths in the wider market, indicate a strong potential for further value enhancement through targeted interior upgrades and modernization, especially if the property's internal condition is not yet optimized for current buyer preferences.
Amenities
Connectivity to Regional Hubs: While specific bus routes are not detailed for Tonagha, Thurles, Co. Tipperary, the presence of Thurles Train Station provides direct rail links to major cities like Dublin Heuston (approx. 2 hours), offering essential commuter access.
Details
- Local Services within Reach: Thurles town centre, accessible from Tonagha, offers essential amenities including Tesco, Dunnes Stores, a post office, and multiple primary and secondary schools such as Scoil Angela and Thurles CBS, enhancing daily convenience.
- Healthcare Access: Residents have convenient access to St. Luke's General Hospital in Kilkenny (approx. 30-minute drive) and local primary care centres, providing essential healthcare services.
- Hypothesis: The property's location in Tonagha, Thurles, while not directly served by urban transport like Luas or DART, benefits from Thurles' status as a significant regional town with a train station and a comprehensive range of local services, suggesting that its value proposition is tied to its rural tranquility combined with practical access to essential amenities and a major transport hub.
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.