14 Willowcliff, Ballina, Co. Tipperary, V94 V4H7
0 homes sold nearby. See what they went for — and what to bid on this one.
€417,500 · 5004 Bed · 2 Bath · 115m² · Detached
Market Position
Limited Transaction Data
At €417,500, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 0 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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
BER Improvement Opportunity: With a C1 BER rating, upgrading to a B2 rating could cost an estimated €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and offering annual energy savings of €400-€600 compared to its current rating.
Details
- Generous Size: At 115.0m², the property offers a good footprint, but the stated 5,004 bedrooms are an extreme outlier and likely an error, making direct comparison to local 3-bedroom medians difficult; assuming a typical configuration, the size is adequate.
- Value Optimization: Despite the unusual bedroom count, the 2 bathrooms and C1 BER are aligned with the median of 2 bathrooms and 3 bedrooms in the wider market (100km radius), suggesting the core infrastructure is typical.
- Hypothesis: The stated 5,004 bedrooms is a clear data anomaly; if corrected to a typical 3-4 bedroom configuration, the property's €417,500 asking price would likely be closer to the 75th percentile of sale prices within 20km (€450,250), suggesting it may be fairly priced if the bedroom count is addressed, but significantly overpriced if taken literally.
Amenities
Limited Local Transport: Ballina, Co. Tipperary, lacks direct Luas or DART lines; nearest rail links would likely require travel to a larger town, and bus services are not specified in the provided data for this immediate area.
Details
- Rural Amenities: While specific local amenities are not detailed, its 'Outside Dublin' designation suggests potential reliance on local village services or longer drives to larger towns for comprehensive shopping, healthcare, and educational facilities.
- Connectivity Gap: The absence of specific transport routes, schools, or shops in the provided data for Ballina, Co. Tipperary, indicates a potential challenge for residents seeking immediate access to urban conveniences, likely requiring car dependency.
- Hypothesis: The lack of specific amenity data for Ballina, Co. Tipperary, coupled with its 'Outside Dublin' classification, suggests that its value proposition hinges heavily on its rural setting and potential for peace and quiet, rather than convenience-driven factors like public transport or proximity to major employment hubs.
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 CFRAM flood extent mapping and historical flood events. Planning activity is sourced from national planning application records via MyPlan.ie. No asking prices, no agent estimates, no automated valuations.