Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 36.8% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 33.5km show a median of EUR 515,468 for similar 4-bed detached houses, while the asking price is EUR 650,000 (26.9% above our fair value estimate of EUR 475,003). We recommend caution and strong negotiation.
242.13 m²
Floor area
BER B3
Energy rating
4 bed
Bedrooms
3 bath
Bathrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~37% above our €475k estimate; 2 warnings before you bid.
Here's my honest read before you bid. The asking of €650,000 is about 37% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 sales of mixed fit. 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 warning.
02An amenity factor your solicitor won’t check — graded a warning.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €650,000
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 2 findings on this property.
FREE PREVIEW: 1 OF 2 FINDINGS
⚠ WARNING
Moderate radon area
Radon is the second-largest cause of lung cancer in Ireland and invisible at viewing. In high-radon areas the EPA recommends testing; remediation typically runs €800–1,500 if levels exceed 200 Bq/m³.
Recommended action
Order a 3-month radon test (€56) at sale-agreed, or request one as a condition. Remediation is a line item, not a deal-breaker.
1 WARNING TO UNLOCK
Get the full story before you bid.
An amenity factor your solicitor won’t check
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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
Clonbrennan, Roscrea, Tipperary410 m · 2025-07 · 3 bed · match 78
€280,000
Gortnagoona, Roscrea, Tipperary2026-03 · 0 bed · C1 · match 62
€610,000
Newtown Guest, Cloughjordan, County Tipperary7.4 km · 2025-08 · 5 bed · 235 m² · match 57
€460,000
🔒 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.
We are not estate agents. We work for buyers only.
Official data
21+ Irish government and industry sources.
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