Tyone, Nenagh, Co. Tipperary, E45 HC99
23 homes sold nearby. See what they went for — and what to bid on this one.
€349,500 · 3 Bed · 2 Bath · 90m² · Semi-D
Market Position
At the Upper End of Local Sales
At €349,500, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
23 closed sales nearby · 11mo 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 €349,500, 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 €17,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €349,500, 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.
€17,475
That's what overbidding by just 5% on a €349,500 home costs you — before interest.
A €19 check before a €349,500 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
23 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 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.
Instant access · No subscription · Refund if not useful
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 31% 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
€349,500
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
23
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±15%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 14 Silver Street, Nenagh, Co. Tipperary, Tipperary | 2025-10-17 | 77m² | |
| 44 Ciamaltha Meadows, Nenagh, Tipperary, Tipperary | 2025-08-19 | 139.1m² |
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 from a 'C' BER rating to a 'B2' could cost approximately €7,000-€10,000 but is estimated to increase the property's value by €12,000-€18,000, offering a solid return on investment.
Energy Cost Savings: With a 'C' BER rating, annual energy costs are estimated to be €1,400-€1,800, whereas properties with an 'A' or 'B' rating in the same area typically incur €800-€1,200 annually, representing potential savings of €600-€1,000 per year.
Space Efficiency: At 90m², this 3-bedroom, 2-bathroom semi-detached property offers a reasonable configuration for its size, aligning with typical market offerings.
Hypothesis: Given the 'C' BER rating and the property's size, a focused strategy on targeted energy efficiency upgrades, rather than a full overhaul, could maximize value enhancement by bridging the gap to a 'B' rating, making it more competitive against properties with superior energy credentials.
Amenities
Transport Links: Nenagh is served by Bus Éireann routes 308 and 350, providing connectivity to Limerick and Cork respectively, and the nearest train station is Nenagh Railway Station, offering services to Limerick and Dublin.
Local Facilities: Residents have access to amenities such as Nenagh General Hospital, primary schools like St. Mary's Boys' National School and St. Anne's Convent Primary School, and supermarkets including Tesco and Dunnes Stores within a short distance.
Green Spaces: The property is located within proximity to Nenagh Castle grounds and Silvermines Valley, offering opportunities for recreation and outdoor activities.
Hypothesis: The strategic location of Nenagh, with its established transport links and a growing range of local services, combined with its position as a regional hub, suggests that properties within its immediate vicinity, like Tyone, will continue to benefit from increasing demand from those seeking a balance between rural living and essential urban 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 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.