4 Kilcooley Way, Gortnahoe, Thurles, Co. Tipperary, Gortnahoo, 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
B3 BER Efficiency: This property's B3 BER rating indicates a good level of energy efficiency, likely resulting in annual energy costs of approximately €1,200-€1,600, which is €600-€1,000 less than comparable properties with a D-rated BER.
Details
- Spacious Living Area: With 101m² of space and 3 bedrooms and 3 bathrooms, this property offers a comfortable configuration that aligns well with the 3-bedroom median across various radii.
- Potential for Value Enhancement: While the BER is B3, investing €4,000-€6,000 in further insulation and window upgrades could potentially push it to a B2 or B1 rating, increasing its market value by an estimated €8,000-€12,000.
- Hypothesis: The B3 BER rating for this property is a strong asset, but the lack of comparable data for higher BER ratings (A-rated) within a 5km radius means its full market potential based on energy efficiency is yet to be determined locally. A focus on achieving an A-rating could unlock a future value premium of 5-7%.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas, or DART services explicitly mentioned as serving Gortnahoe directly in the provided data, indicating reliance on private transport.
Details
- Basic Local Services: While specific amenities are not detailed, the property's location outside major urban centers suggests access to essential services like a local shop or post office might be within a short drive, but comprehensive retail and dining options are likely in Thurles town.
- Rural Lifestyle Appeal: The property's location in Gortnahoe, Co. Tipperary, offers a rural setting, which appeals to buyers seeking peace and quiet, but limits immediate walkability to extensive amenities.
- Hypothesis: The lack of direct public transport and proximity to major amenities in Gortnahoe suggests that the property's value will be heavily influenced by the increasing demand for rural properties offering tranquil living, provided that key services like broadband are robust. This could lead to a premium for properties offering a strong sense of community and good road access to larger towns.
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.