5 Patrick's Gate, 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 Rating Investment Potential: The C2 BER rating suggests that upgrades to improve energy efficiency, potentially costing €8,000-€12,000 to reach a B2 rating, could increase the property's value by €15,000-€20,000 based on typical market premiums.
Details
- Space Efficiency: The 80m² size for a 3-bedroom, 3-bathroom semi-detached house is reasonably efficient, offering good utility for its footprint.
- Value Optimization Opportunity: Given the C2 BER rating, investing in insulation and heating upgrades could reduce annual energy costs compared to properties with lower ratings, offering long-term savings.
- Hypothesis: While the C2 BER rating is acceptable, the three bathrooms for an 80m² property suggest a potential over-investment in bathrooms at the expense of living space, which might be a niche appeal rather than a broad market advantage.
Amenities
Local Transport Gaps: Gortnahoo, Co. Tipperary is not directly served by specific Dublin Bus routes, train stations, or Luas/DART stops, indicating potential reliance on private transport.
Details
- Limited Local Services: Specific large supermarkets, major shopping centres, or higher education institutions are not immediately apparent in Gortnahoo based on available data, suggesting a need for travel to larger nearby towns.
- Community Focus: The presence of 3 bathrooms in a compact 80m² home suggests a focus on individual comfort, though walkability to extensive parks or numerous cafes might be limited in a rural setting.
- Hypothesis: The lack of direct public transport links and major retail hubs in Gortnahoo suggests that property values in this area are primarily driven by local community appeal and affordability rather than commuter convenience or access to urban amenities.
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.