tyone, nenagh, co tipperary, nenagh, co. tipperary, e45 dk40
12 homes sold nearby. See what they went for — and what to bid on this one.
€379,500 · 4 Bed · 2 Bath · 172m² · Detached
Market Position
Below Typical Sale Prices
At €379,500, 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.
12 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 €379,500, 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 €18,975 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €379,500, 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.
€18,975
That's what overbidding by just 5% on a €379,500 home costs you — before interest.
A €19 check before a €379,500 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €379,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 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 · High
12
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Farnamurray Close, Ballygraigue Rd, Nenagh, Tipperary | 2025-03-13 | 108m² | |
| 13 Tobar Mhuire, Nenagh, Tipperary, Tipperary | 2025-08-25 | — |
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
Energy Efficient: With a C1 BER rating, this 172m² property is energy efficient, leading to estimated annual energy costs of €1,200-€1,600, offering potential savings of €200-€1,000 annually compared to a D-rated property of similar size (estimated at €1,800-€2,200).
Details
- Spacious Family Home: At 172m² with 4 bedrooms and 2 bathrooms, this detached property is classified as 'Very Large' and exceeds the median local property size, which is typically 3 beds within a 10km radius, making it ideal for a growing family.
- Optimised for Living: The C1 BER implies solid insulation and heating systems are likely in place, meaning new owners can focus on cosmetic updates rather than significant energy performance overhauls, allowing for immediate enjoyment and personalisation.
- Hypothesis: The demand for larger, detached homes with strong BER ratings in regional towns like Nenagh is likely to continue increasing, as buyers prioritise space and energy efficiency, positioning this C1-rated 4-bed property as a highly sought-after asset in the current market.
Amenities
Strong Connectivity: The property benefits from rail access via Nenagh Train Station (Limerick-Ballybrophy line) and local bus services provided by Local Link Tipperary, with the M7 motorway easily accessible for direct routes to Limerick and Dublin.
Details
- Comprehensive Lifestyle Access: Residents have convenient access to healthcare at Nenagh Hospital (approx. 2km) and multiple pharmacies, while educational needs are met by St. Mary's Primary School (approx. 1.5km) and Nenagh College (approx. 2km) nearby.
- Everyday Convenience: Major supermarkets like Tesco Nenagh and Dunnes Stores are within a 2km drive, and the property's location in Tyone offers reasonable walkability to Nenagh town centre, including the Nenagh Arts Centre (approx. 1.5km) and Nenagh Leisure Centre (approx. 1km).
- Hypothesis: Continued investment in regional infrastructure and the increasing attractiveness of hybrid work models will further solidify Nenagh's appeal, potentially driving sustained demand for well-located properties that offer both spacious living and excellent access to a broad range of amenities, enhancing long-term property value.
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.