BUILDING YOUR REPORT — COMPARABLES · FLAGS · BID RANGE
Semi-Detached House · 3 bedActive listing
3 Cooleens Close, Clonmel, County Tipperary
E91 EV65 · Tipperary
Semi-Detached House · 3 bed · 59 m² · BER D2
Asking price
€215,000
BuyerIQ value i
€161,000
Confidence Highi — 10 comparable sales support this estimate
△ PRICED 33.5% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 1.4km show a median of EUR 176,637 for similar 3-bed semi-detached houses, while the asking price is EUR 215,000 (25.2% above our fair value estimate of EUR 160,884). We recommend caution and strong negotiation.
1 red flag and 3 warnings identified — see them before you bid
73 days
On market
59 m²
Floor area
BER D2
Energy rating
3 bed
Bedrooms
This is a preview — 3 of 20 sections are open18%
Unlock the full report for the 1 red flag, the bid ladder and all 10 comps.
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THE QUESTION
Priced ~34% above our €161k estimate; 1 red flag, 3 warnings before you bid.
Here's my honest read before you bid. The asking of €215,000 is about 34% above where the comparable sales actually land. I'm fairly confident in that, with 10 nearby sales behind it. 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.
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 warning.
03An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €215,000
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 6 findings on this property.
FREE PREVIEW: 1 OF 6 FINDINGS
ⓘ WATCH
Active construction nearby
40 Pearse Park , Clonmel , Co. Tipperary. — permission granted, build in progress, 30 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.
1 RED FLAG AND 3 WARNINGS 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
A road-safety pattern on the local routes
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
37 Cooleens Close, Cashel Rd, Clonmel110 m · 2025-12 · 3 bed · 86 m² · D1 · match 87
€185,000
The Orchard, 2 Albert Close, Clonmel540 m · 2026-02 · 3 bed · 92 m² · D1 · match 80
€250,000
188 Elm Park, Clonmel, County Tipperary780 m · 2025-12 · 3 bed · 82 m² · match 74
€165,000
🔒 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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Official data
20+ Irish government and industry sources.
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