Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 21.0% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 12.2km show a median of EUR 252,706 for similar properties, while the asking price is EUR 300,000 (17.2% above our fair value estimate of EUR 248,328). We recommend caution and strong negotiation.
60 days
On market
BER F
Energy rating
End of Terrace House
Type
10
Comps used
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~21% above our €248k estimate; 1 red flag, 1 warning before you bid.
Here's my honest read before you bid. The asking of €300,000 is about 21% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01Poor BER (F) — SEAI BER register.
02Moderate flood risk — OPW CFRAM.
0360 days on market — anchor eroding — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €300,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 10 comps and the 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
60 days on market — anchor eroding
Listing-age and cut history shift who holds leverage in the negotiation.
Recommended action
Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG AND 1 WARNING TO UNLOCK
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Poor BER (F)
Moderate flood risk
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
10 comparable sales · Property Price Register
8 Aherlow Heights, Knockanrawley, Tipperary Town670 m · 2025-12 · match 70
€251,000
1 Hillside, Old Monastery Rd, Bohercrowe900 m · 2026-03 · 3 bed · D1 · match 62
€225,000
11 Emmet Street Lower, Tipperary Town, Co. Tipperary780 m · 2025-12 · match 55
€256,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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