5 Patrick'S Gate, Gortnahoe, Thurles, Gortnahoo, Co. Tipperary, E41 K2Y3
4 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 3 Bath · 80m² · Semi-D
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
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 — size-adjusted.
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 | |
| 3 Togher Way, Urlingford, Kilkenny, Kilkenny | 2023-09-29 | 52.1m² |
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 Energy Costs: With a C2 BER rating, annual energy costs for this 80m² property are estimated to be around €1,200 - €1,600, which is approximately €600-€1,000 less than a comparable D-rated property.
Details
- Space Efficiency: This 80m² semi-detached property offers 3 bedrooms and 3 bathrooms, a relatively generous bathroom to bedroom ratio for its size, suggesting efficient internal space utilization.
- Value Optimization: Upgrading the BER from C2 to B2 could cost an estimated €5,000-€8,000 and potentially increase the property's value by €8,000-€12,000, offering a solid return on investment.
- Hypothesis: The 3-bathroom configuration in an 80m² semi-detached property is unusual for the €200k price bracket outside of Dublin, hinting at a potential internal re-configuration that, while providing convenience, might impact future resale appeal if not executed to a high standard.
Amenities
Transport Links: The nearest significant public transport hub is Thurles Train Station, approximately 10km away, offering services to Dublin and Cork. Bus Eireann routes serving Gortnahoe are limited, requiring connections for wider travel.
Details
- Local Facilities: Gortnahoe village offers a primary school (Gortnahoe National School) and a local shop, with larger retail and healthcare facilities located in the larger town of Thurles (10km away).
- Walkability & Services: While the immediate village of Gortnahoe offers basic amenities, walkability to secondary schools, larger supermarkets, or extensive recreational facilities would require travel to Thurles, approximately a 15-minute drive.
- Hypothesis: The development of a new community centre or enhanced local bus services within Gortnahoe could significantly boost property desirability by improving the '15-minute community' feel, directly impacting walkability and reducing reliance on car transport for essential services.
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.