Ballycraggan, Ballycommon, Nenagh, Co Tipperary, E45 XN28
1 homes sold nearby. See what they went for — and what to bid on this one.
€219,500 · 3 Bed · 3 Bath · 143m² · Semi-D
Market Position
Limited Transaction Data
At €219,500, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction 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.
Statistical Confidence · Low
1
Transactions Analysed
Within 5.0km
5 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Doncarrig, Ballycommon, Nenagh, Tipperary | 2025-11-17 | 123m² |
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 Improvement Potential: Upgrading the C3 BER rating could cost an estimated €5,000-€10,000 and potentially increase the property value by €10,000-€15,000, representing a strategic investment.
Energy Cost Savings: A C3 BER rating suggests annual energy costs of approximately €1,400-€1,800, compared to €900-€1,300 for B-rated properties of similar size in the area, offering potential annual savings of €500-€1,000.
Size Efficiency: At 143m², this 3-bedroom, 3-bathroom semi-detached property offers a comfortable living space, aligning well with modern family needs and the typical configuration of properties in its size bracket.
Hypothesis: The current C3 BER rating, while acceptable, presents an opportunity for value enhancement; investing in insulation and heating upgrades could not only reduce operational costs by an estimated €500-€1,000 annually but also boost the property's market appeal and resale value, particularly as energy efficiency becomes a more significant factor for buyers.
Amenities
Transport Connectivity: This area is not directly served by specific bus routes, train stations, Luas, or DART lines mentioned in typical urban connectivity analyses, suggesting reliance on private transport for wider travel.
Healthcare Access: Nenagh General Hospital is located approximately 5km away, providing essential healthcare services within a reasonable driving distance.
Local Retail: Primary shopping needs can be met in Nenagh town, which offers a range of supermarkets and local retailers approximately 5km from the property.
Hypothesis: The property's location outside of a major urban center, indicated by the lack of specific public transport routes in the data, suggests that its appeal is primarily to buyers prioritizing a rural lifestyle and who have access to private transportation; thus, property value may be more sensitive to local infrastructure development rather than public transport expansion.
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.