Back Lodge, Sopwell, Ballingarry, Co. Tipperary, E53 RT26
2 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 1 Bed · 1 Bath · 60m² · Detached
Market Position
Limited Transaction Data
At €195,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 19mo 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 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
2 verified closed sales within 5.0km · 36 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 · 23% 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
€195,000
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 5.0km
19 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 |
|---|---|---|---|
| Ballylina, Borrisokane, Tipperary, Tipperary | 2024-05-02 | 54.2m² | |
| Lisnagower, Ballingarry, Roscrea, Tipperary | 2025-01-17 | — |
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 Pending: The pending BER rating means the property's energy efficiency is currently unknown, which can impact future energy costs and market appeal.
Compact Living Space: At 60m², this 1-bedroom, 1-bathroom property offers a compact living arrangement, which may appeal to a niche buyer but could limit its appeal to families or those seeking more space.
Value Optimization Opportunity: Given the pending BER, investing in energy efficiency upgrades upon assessment could significantly enhance long-term value and reduce operational costs for a new owner.
Hypothesis: If the pending BER rating falls into the D, E, F, or G categories, a strategic investment of €8,000-€12,000 in insulation and heating upgrades could realistically increase the property's value by €15,000-€20,000, turning a potential liability into an asset that aligns with rising energy efficiency expectations.
Amenities
Limited Public Transport Connectivity: Ballingarry, Co. Tipperary, is not directly served by specific named bus routes, train stations, or Luas/DART stops, suggesting a reliance on private transport for connectivity.
Basic Local Services: Specific details on nearby schools, healthcare facilities, shopping, or lifestyle amenities in Ballingarry are not provided in the raw data, implying a need for further research into local provisions.
Rural Setting Attributes: The property's location outside Dublin and in Co. Tipperary points towards a potentially quieter, rural lifestyle with likely access to natural amenities, though specific parks or walking routes are not detailed.
Hypothesis: The lack of specific public transport routes and readily available detailed local amenities suggests that the property's value appeal will be heavily weighted towards buyers seeking rural tranquility and who are less reliant on public services, potentially capping its broad market appeal and necessitating a premium on the limited existing local offerings.
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.