16 Millrace, Lower Abbey St, Cahir, Co Tipperary, E21 TN24
0 homes sold nearby. See what they went for — and what to bid on this one.
€125,000 · 1 Bed · 1 Bath · 50m² · Apartment
Market Position
Limited Transaction Data
At €125,000, 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 Rating Disadvantage: With a BER rating of SI_666 (effectively Unknown/Poor), this apartment is likely to have higher energy costs compared to properties with higher ratings; upgrading from an unknown to a D1 rating could cost €8,000-€12,000 but potentially add €10,000-€15,000 in value.
Details
- Size Efficiency: At 50m², this 1-bedroom apartment is compact, aligning with the median 1-bed/studio configuration in the area, but offers less space than the 3-bedroom median seen in the 100km radius data (3.0 median beds).
- Value Optimization Opportunity: Improving the BER rating from SI_666 to a C rating could cost an estimated €8,000-€15,000 and is projected to increase the property's market value by €10,000-€20,000, representing a sound investment.
- Hypothesis: The current poor BER rating is a significant barrier to value appreciation; however, strategic and cost-effective BER upgrades could unlock substantial hidden value, making it an attractive proposition for buyers willing to invest in energy efficiency.
Amenities
Connectivity Limitations: Cahir is served by Bus Éireann routes, including routes connecting to larger towns and cities, but lacks direct access to DART or Luas services, necessitating longer journeys for urban commuting.
Details
- Local Services: Within Cahir, residents have access to amenities such as SuperValu, Cahir Pharmacy, and local eateries like The Galtee Inn, providing essential day-to-day services.
- Educational and Healthcare Access: Proximity to Cahir Boys National School and Cahir Girls National School, and St. Mary's Secondary School caters to educational needs, while Cahir Health Centre offers local healthcare.
- Hypothesis: The absence of direct urban transit links like DART or Luas will continue to limit the appeal of Cahir properties for daily commuters to major employment hubs, thus anchoring property values and suggesting a greater reliance on local and regional bus services for connectivity.
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.