4 Kilcooley Way, Gortnahoe, Thurles, Co. Tipperary, E41 D3K5
4 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 3 Bed · 3 Bath · 101m² · Semi-D
Market Position
Priced Above Local Sales
At €225,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 14mo 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 4 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
4 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 · 21% 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
4
Transactions Analysed
Within 5.0km
14 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 29 Patricks Gate, Gortnahoe, Thurles, Tipperary | 2024-06-20 | 95.6m² | |
| 2 Deepark, Grange, Gortnahoe, Tipperary | 2025-01-31 | 79.8m² |
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 Advantage: The B3 BER rating offers a good balance of energy efficiency, potentially leading to annual energy cost savings of €800-€1,200 compared to properties with D ratings (estimated €1,800-€2,200 annually for a similar size property).
Details
- Spacious Living: With 101m² of floor space and 3 bedrooms, this semi-detached property is well-sized for its type, aligning with the median of 3 bedrooms in the local market.
- Value Optimization: Given the B3 BER, investing in minor upgrades, such as improved insulation or a more efficient heating control system, could cost €3,000-€5,000 and potentially elevate the BER to B2, increasing its market value by €6,000-€10,000.
- Hypothesis: While the B3 BER is good, the average BER unknown percentage within 100km is 100%, indicating a lack of standardized energy reporting. This property's B3 rating positions it well, but buyers may seek further improvements to align with potentially higher future standards, making the investment in upgrades a strategic move.
Amenities
Limited Local Transport: Gortnahoe's connectivity relies heavily on regional bus services, with no direct mention of specific bus routes or train stations within immediate proximity in the provided data, suggesting reliance on private transport.
Details
- Basic Local Services: While Thurles is the nearest significant town (offering shops and healthcare), specific local amenities like supermarkets, pharmacies, or established parks within Gortnahoe are not detailed in the provided data.
- Rural Lifestyle Focus: The property's location suggests a focus on rural living, with limited readily accessible urban amenities, implying longer travel times for extensive shopping or diverse recreational activities.
- Hypothesis: The absence of specific transport and amenity data within the provided metrics for Gortnahoe suggests a potential data gap for hyperlocal services. Future property development or local council initiatives focused on improving public transport links and essential retail offerings could significantly boost local property values.
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.