4 Glencarrick, Roscrea, Co. Tipperary, E53 PY90
2 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 3 Bed · 2 Bath · 120m² · House
Market Position
Limited Transaction Data
At €300,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 8mo 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 2 comparable transactions within 3.0km 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
2 verified closed sales within 3.0km · 18 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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 · 45% 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
€300,000
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
2
Transactions Analysed
Within 3.0km
8 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Willow, Parkmore, Roscrea, Tipperary | 2025-10-06 | — | |
| 8 Limerick Road, Roscrea, Co. Tipperary, Tipperary | 2025-08-18 | — |
Transactions within a 3.0km 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
BER Energy Rating: The property has a C3 BER rating, which suggests moderate energy efficiency.
Size Efficiency: At 120m², this house is a good size, and the median price per square meter within a 1km radius is €1,842, which is the benchmark for this immediate area.
Value Optimization: Upgrading the BER from C3 to B2 could cost an estimated €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, representing a strong return on investment.
Hypothesis: Given the C3 BER rating and the relatively high price per square meter (€1,842 within 1km), a strategic investment in improving the BER to a B rating could not only enhance long-term energy cost savings, estimated at €400-€800 annually compared to a D-rated property, but also provide a tangible uplift in market appeal and value, making it a prime candidate for value-add renovations.
Amenities
Transport Links: While outside Dublin, connectivity might be a consideration, with no specific bus routes, train stations, or Luas/DART stops listed for this immediate rural location.
Local Services: Roscrea town offers essential services including shopping at Dunnes Stores and Lidl, with healthcare access likely via local GP practices and pharmacies in the town.
Family Facilities: Educational facilities in Roscrea include Presentation Primary School and St. Cronan's Boys' National School, with local childcare options available within the town.
Hypothesis: The property's location outside of a major urban center like Dublin means that while Roscrea itself provides essential amenities, the lack of direct public transport links (like specific bus routes or train stations mentioned) may limit its appeal to a buyer prioritizing daily commutes to larger employment hubs, thereby potentially affecting its resale value in the long term compared to properties with superior 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 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.