Ballydavid,, Bansha,, Co. Tipperary, E34 K718
2 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €165,000, 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 · 11mo 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 · 11% 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
€165,000
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
11 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 |
|---|---|---|---|
| Ardane, Bansha, Tipperary, Tipperary | 2025-06-24 | 47.9m² | |
| Ballymorris, Bansha, Co Tipperary, Tipperary | 2025-07-29 | 40m² |
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 Opportunity: Upgrading this property's BER F rating to a B2 could cost an estimated €10,000-€15,000 but is projected to increase its market value by €18,000-€25,000, representing a strong investment.
Energy Cost Disparity: A BER F rating means annual energy costs are likely €2,500-€3,000, compared to an estimated €1,000-€1,500 for a similar-sized B-rated property in the area, highlighting significant potential savings.
Compact Configuration: With 120m² across 2 bedrooms and 2 bathrooms, the property offers a reasonable 60m² per bedroom, which is standard for many Irish homes but may be considered less spacious than larger family homes.
Hypothesis: Given the BER F rating, properties with significantly higher BER ratings (C or above) within the same 10km radius are likely achieving sale prices that are 5-10% higher, driven purely by energy efficiency and lower running costs.
Amenities
Limited Connectivity: There are no specific bus routes, train stations, or Luas stops listed as serving Ballydavid, Bansha, Co. Tipperary, suggesting a reliance on private transport for connectivity.
Basic Local Services: Access to essential amenities like schools, healthcare, and retail is likely limited in Ballydavid itself, requiring travel to nearby towns such as Tipperary town or Cahir for a wider selection.
Rural Lifestyle Appeal: The property's location outside of a major urban center suggests it caters to buyers seeking a quieter, rural lifestyle, with potential for walking and outdoor activities in the surrounding countryside.
Hypothesis: The lack of direct public transport links to major urban centres means properties in this specific location are valued at a discount of approximately 15-20% compared to similar-sized properties in areas with direct bus or rail connectivity to cities like Limerick or Cork.
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.