BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Detached House · 4 bedActive listing
24 Melrose, Nenagh, Co. Tipperary
E45 XH73 · Tipperary
Detached House · 4 bed · 116 m² · BER F
Asking price
€349,500
BuyerIQ value i
€335,000
Confidence Mediumi — 10 comparable sales support this estimate
△ FAIRLY PRICED — WITHIN 4.3% OF OUR ESTIMATE
The asking price is in line with recent market activity. Based on 10 comparable sales within 1.0km over the last 10 months, similar 4-bed detached houses sold for a median of EUR 328,030. Our fair value estimate of EUR 335,108 is within 4.1% of the asking price of EUR 349,500. Listed 67 days ago — slightly above the typical pace, mild leverage on opening bid.
69 days
On market
116 m²
Floor area
BER F
Energy rating
4 bed
Bedrooms
This is a preview — 3 of 20 sections are open18%
Unlock the full report for the 2 red flags, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~4% above our €335k estimate; 2 red flags, 1 warning before you bid.
Here's my honest read before you bid. The asking of €349,500 is about 4% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. There are 2 red flags here I wouldn't ignore — the full report names them 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.
01One fails a health screen — and names the test to order — graded a red flag.
02A running-cost burden the asking price ignores — graded a red flag.
03An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €349,500
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 5 findings on this property.
FREE PREVIEW: 1 OF 5 FINDINGS
ⓘ WATCH
Active construction nearby
1 SAINT FLANNAN STREET , Nenagh North , Co. Tipperary — permission granted, build in progress, 160 m away. An active scheme this close means years of construction traffic and noise, then new supply competing with this property at resale and for tenants.
Recommended action
Read the grant conditions (construction hours, routes) and treat the disruption window as part of what your price buys.
2 RED FLAGS AND 1 WARNING TO UNLOCK
Get the full story before you bid.
One fails a health screen — and names the test to order
A running-cost burden the asking price ignores
An amenity factor your solicitor won’t check
Who holds leverage in this negotiation
One-time payment. No subscription.
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
36 Cluain Caoin, Borrisokane Rd, Nenagh640 m · 2026-03 · 4 bed · 113 m² · C1 · match 79
€339,000
47 Bruach Tailte, Borrisokane Rd, Nenagh800 m · 2026-02 · 4 bed · 110 m² · C3 · match 79
€330,000
2 The Hawthorns, Nenagh, Co Tipperary620 m · 2025-08 · 4 bed · 126 m² · D1 · match 77
€420,000
🔒 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.
3 green flags on this property — free
Asking price in line with the area10 comparable sales — strong evidenceLiveability 68/100 — #33 nationally
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