Confidence Mediumi — 10 comparable sales support this estimate — unlock to reveal the figure
WE PRICED THIS HOME — UNLOCK THE VERDICT
We've priced this home from verified PPR sales nearby — weighted by distance, recency and size. Often tens of thousands sit between a strong opening bid and your walk-away on this home. Most buyers only learn what a home is really worth after the bid is in. Unlock to see our estimate, exactly how the asking price compares, and all three bid numbers — before you do.
2 red flags and 2 warnings identified — see them before you bid
47 days
On market
250 m²
Floor area
BER E1
Energy rating
3 bed
Bedrooms
THE QUESTION
2 red flags, 2 warnings before you bid.
Here's my honest read before you bid. The asking of €695,000 is about 6% 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 — €800–1,500 to fix if high — graded a red flag.
02Hundreds a year in running costs the asking price hides — graded a red flag.
03One could load — or sink — your buildings-insurance quote — graded a warning.
04An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €695,000
OPEN
€——
LIKELY
€——
WALK AWAY
€——
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
47 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.
2 RED FLAGS AND 2 WARNINGS TO UNLOCK
Get the full story before you bid.
One fails a health screen — €800–1,500 to fix if high
Hundreds a year in running costs the asking price hides
One could load — or sink — your buildings-insurance quote
An amenity factor your solicitor won’t check
One payment · 3-month pass · unlimited reports · 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
Comparable sales
10 comparable sales
Grawn, Two Mile Borris, Thurles10.2 km · 2026-04 · 4 bed · 186 m² · B3 · match 66
€530,000
5.0 km · 2026-02 · 4 bed · match 61
€———
14.1 km · 2026-01 · 4 bed · 257 m² · B3 · match 60
€———
34.2 km · 2025-10 · 4 bed · 183 m² · match 58
€———
34.1 km · 2025-08 · 4 bed · 167 m² · match 58
€———
12.6 km · 2025-08 · 5 bed · 254 m² · match 56
€———
25.0 km · 2025-11 · 6 bed · 245 m² · B2 · match 54
You're about €267,000 short. You'd need €66,750 more income or €9,500 more deposit to reach it.
€0Your max €428,000
Your max budget
€428,000
Mortgage needed
€635,000
Est. monthly
€2,959/mo
How we work it out: Central Bank rules cap your mortgage at 4× income, with a 10% minimum deposit. Monthly is an estimate over 30 years at 3.8%. Not financial advice — confirm with a lender or broker.
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© OpenStreetMapDetached · 3 bedActive listing
