14 Cormack Drive, Nenagh, Co Tipperary, E45 EF84
3 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 2 Bath · 86m² · House
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 11mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 1.5km over the past 18 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
Statistical Confidence · Low
3
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 35 Cormack Dr, Nenagh, Tipperary, Tipperary | 2025-12-19 | 94m² | |
| The Lea, 13 Lower Sarsfield St, Nenagh, Tipperary | 2025-07-15 | 109m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
Energy Efficiency: A B2 BER rating suggests annual energy costs of approximately €800-€1,200, significantly lower than D-rated properties of similar size which could cost €1,800-€2,200.
Space Efficiency: At 86.0m², this 3-bed, 2-bath property offers efficient use of space, aligning well with typical family needs in the area.
Value Optimization: While BER B is good, upgrading to a BER A could incur €4,000-€7,000 in costs but potentially increase property value by €8,000-€12,000.
Hypothesis: The current B BER rating, while strong, offers a tangible opportunity for value enhancement; a strategic investment of €4,000-€7,000 to achieve an A rating could yield a return of €8,000-€12,000, making it a financially sound proposition in this active market.
Amenities
Transport Links: Nenagh is served by Bus Éireann routes, including the 332 connecting to Limerick and the 345 to Birr, providing regional connectivity.
Local Services: Residents have access to local amenities such as Tesco and Dunnes Stores supermarkets, as well as Nenagh General Hospital and numerous local pharmacies.
Family Facilities: The area boasts St. Mary's CBS Primary School and Nenagh College secondary school, along with playground facilities in Nenagh People's Park.
Hypothesis: While Nenagh lacks Luas or DART, its comprehensive Bus Éireann network and proximity to essential services like Nenagh General Hospital and primary/secondary schools position it as a self-sufficient town with improving connectivity, likely attracting families and commuters seeking a balance between rural living and regional access.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.