Turtulla, Thurles, Thurles, Co. Tipperary, E41 K125
14 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 1 Bath · 1489m² · Detached
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 1.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 10mo recency · High 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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 · High
14
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coolkennedy, Thurles, Tipperary, Tipperary | 2025-02-14 | 241.4m² | |
| Redwood House, Mill Rd, Thurles, Tipperary | 2026-02-03 | — |
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 Potential: Upgrading the C3 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a strong return on investment.
Details
- Size Efficiency: The property's substantial 1,489m² size, while large, is 1-bedroom more than the median of 3 bedrooms in the 100km radius, but only has 1 bathroom compared to the median of 2, indicating a potential imbalance in configuration.
- Value Optimization Opportunity: Given the C3 BER rating, the estimated annual energy costs are likely to be €1,800-€2,200; improving to a B2 rating could reduce this by €1,000-€1,400 annually, enhancing the property's long-term affordability.
- Hypothesis: The significant discrepancy between the property's 4 bedrooms and only 1 bathroom, coupled with its C3 BER rating, indicates a potential undervaluation in its current state, which could be unlocked through strategic renovations focusing on bathroom additions and energy efficiency upgrades.
Amenities
Connectivity Assessment: While outside Dublin, Turtulla, Thurles, is served by Bus Eireann routes, providing access to Thurles town, where Thurles Train Station offers rail connectivity to major cities like Dublin and Cork.
Details
- Local Services Access: The property is located near Thurles town, which provides access to essential amenities including Tesco and SuperValu supermarkets, Scoil Ailbhe and Presentation Secondary School, and Thurles General Hospital.
- Community Facilities: Proximity to Thurles town offers access to lifestyle amenities such as The Source Arts Centre, Thurles Greyhound Stadium, and various local restaurants and cafes, fostering a sense of community.
- Hypothesis: The development of local infrastructure projects in the Thurles area, such as improved road networks or expanded public transport services to surrounding villages like Turtulla, could significantly boost property values by enhancing accessibility and desirability for commuters and local residents.
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.