3 Willowbrook, Mocklershill, Cashel, Co Tipperary, E91 PY11
1 homes sold nearby. See what they went for — and what to bid on this one.
€145,000 · 1 Bed · 1 Bath · 120m² · Bungalow
Market Position
Limited Transaction Data
At €145,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. 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 1 comparable transaction 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.
Financial Exposure · 107% 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
€145,000
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
1
Transactions Analysed
Within 5.0km
26 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Willowbrook Lodge Nursing Home, Mocklershill, Fethard, Tipperary | 2024-03-19 | — |
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 Upgrade Opportunity: Upgrading this property's SI_666 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing its value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Space Inefficiency: With 120m² of living space and only 1 bedroom and 1 bathroom, this property is significantly under-utilised for its size compared to typical family homes in areas with higher sale prices.
Value Optimization Potential: Given the low number of bedrooms for its size, focusing on renovation to add bedrooms or convert into a multi-unit dwelling (subject to planning) could unlock significant value beyond its current configuration.
Hypothesis: The substantial size of this bungalow relative to its 1-bedroom configuration indicates a potential for significant value uplift through renovation and expansion, particularly if local planning allows for increased density or subdivision.
Amenities
Limited Transport Connectivity: This property is located in Mocklershill, Cashel, Co Tipperary, which has limited direct public transport links, likely requiring reliance on private transport.
Local Services Access: While specific local amenities like shops, schools, and healthcare facilities in Mocklershill, Cashel are not detailed, its rural setting suggests these are likely situated within a short driving distance in Cashel town.
Rural Lifestyle Appeal: The location offers a rural setting which appeals to buyers seeking quiet living, with potential access to local walking routes and green spaces typical of County Tipperary.
Hypothesis: The property's location outside of a major town centre and without specific mention of direct public transport routes suggests its value is heavily tied to its rural appeal and the quality of local services in nearby Cashel, rather than urban convenience.
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.