Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 18.2% OVER OUR ESTIMATE
The asking price is significantly above comparable sales in this area. 10 recent sales within 12.9km show a median of EUR 407,690 for similar 4-bed detached houses, while the asking price is EUR 475,000 (15.4% above our fair value estimate of EUR 401,976). We recommend caution and strong negotiation. Listed only 8 days ago — this market segment is moving fast, expect competition.
9 days
On market
154.78 m²
Floor area
BER E2
Energy rating
4 bed
Bedrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~18% above our €402k estimate; 1 red flag, 1 warning before you bid.
Here's my honest read before you bid. The asking of €475,000 is about 18% 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 (E2) — SEAI BER register.
02Moderate flood risk — OPW CFRAM.
03Fresh listing — seller anchored high — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €475,000
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
Fresh listing — seller anchored high
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 (E2)
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
Derghaven, Urra Hill, Ballycommon3.1 km · 2025-12 · 3 bed · 135 m² · match 56
€375,000
Luska, Coolbawn, Nenagh1.6 km · 2025-05 · 3 bed · match 56
€340,000
Johnstown, Puckane, Nenagh3.5 km · 2025-06 · 4 bed · 288 m² · match 55
€540,000
🔒 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
21+ Irish government and industry sources.
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