2 Carraig Court, Templetuohy, Co. Tipperary, E41 P2H9
3 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 2 Bath · 100m² · Terrace
Market Position
Significantly Above Local Sales
At €225,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 13mo 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 5.0km over the past 36 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 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 34% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€225,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
13 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 |
|---|---|---|---|
| Templetuohy Village, Thurles, Tipperary, Tipperary | 2024-03-13 | 68m² | |
| 5 Templemore Rd, Templetuohy, Thurles, Tipperary | 2026-01-05 | 92.9m² |
Transactions within a 5.0km radius and 36-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
BER B3 Value: The B3 BER rating suggests a moderate level of energy efficiency; upgrading to a B2 rating could incur estimated costs of €3,000-€5,000 and potentially increase the property's value by €5,000-€8,000, while saving approximately €200-€300 annually compared to a D-rated property of similar size.
Details
- Consistent Size: At 100m², this terrace property aligns with the median 3-bedroom size common in the 10km radius market, which also has a median sale price of €257,000 for 3-bedroom, 2-bathroom properties.
- Value Optimization: With an asking price of €225,000 and an estimated value of €136,223, there is a significant opportunity to achieve a better return on investment by aligning the asking price closer to the estimated value or implementing targeted upgrades to justify the higher price.
- Hypothesis: While the B3 BER is respectable, focusing on minor insulation and draft-proofing measures, costing an estimated €1,500-€2,500, could elevate the BER to a B2, potentially capturing an additional €3,000-€5,000 in market value, especially given the lack of specific BER data for comparable properties within 100km.
Amenities
Limited Public Transport: Templetuohy is not directly served by specific bus routes, train stations, Luas, or DART services mentioned in typical commuting data, likely requiring significant travel to access them.
Details
- Local Services: While specific amenities are not detailed, the property is located in Templetuohy, Co. Tipperary, which typically serves as a local hub for basic services rather than offering extensive retail or specialised healthcare facilities.
- Rural Connectivity: With no direct mention of specific local schools, shops, or healthcare facilities in the provided data for Templetuohy, residents would likely need to travel to larger towns like Thurles (approx. 15-20km away) for comprehensive services.
- Hypothesis: The lack of specific public transport routes and named local amenities in the provided data suggests that connectivity and lifestyle amenities for 2 Carraig Court are primarily car-dependent, with residents relying on journeys to nearby towns for most services, which could negatively impact its appeal to non-car-owning buyers.
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.