Ballydine, Kilsheelan, Kilsheelan, Co. Tipperary, E91 N677
2 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 6 Bed · 5 Bath · 4062m² · Detached
Market Position
Limited Transaction Data
At €350,000, 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 · 8mo 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 below the median transaction level, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
8 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 |
|---|---|---|---|
| Ballydine, Kilsheelan, Clonmel, Tipperary | 2025-08-18 | 285.4m² | |
| Kilcash Hill, Ballypatrick, Clonmel, Tipperary | 2024-10-01 | 368m² |
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 Concerns: The 'SI_666' BER rating is unclear and likely indicates a very poor energy efficiency, potentially costing €2,000-€3,000 annually in heating and electricity compared to a C-rated property of similar size.
Upgrade Investment: To improve from a hypothetical 'SI_666' (likely equivalent to E, F, or G) to a B2 rating, estimated costs would range from €10,000-€15,000, potentially increasing the property's market value by €18,000-€25,000.
Generous Size: The property's substantial size of 4062.0m² (which likely refers to the plot size, not living area) offers significant potential for development or enhancement, far exceeding typical dwelling sizes.
Hypothesis: The significant investment required to improve the BER rating from 'SI_666' to a marketable standard suggests that buyers will factor in these substantial costs, potentially dampening immediate price competitiveness unless the plot size offers exceptional development value.
Amenities
Connectivity Limitations: As Kilsheelan is a rural area in Co. Tipperary, direct access to major transport hubs like Dublin Bus routes, Luas, or DART stations is unlikely, necessitating reliance on local bus services or private transport.
Local Services Focus: Access to amenities will be driven by Kilsheelan and nearby towns; expect local primary schools, a pharmacy, and potentially a small supermarket, with larger retail and healthcare facilities likely in Clonmel (approx. 10km away).
Rural Lifestyle: The property's location suggests a focus on rural living with potential for outdoor pursuits, but extensive shopping, diverse dining, and specialized healthcare will require travel to larger centres like Clonmel or Waterford.
Hypothesis: The property's rural location implies a strong reliance on private transport for accessing most amenities, suggesting that a buyer prioritizing convenience and immediate access to a wide range of services may find this area less appealing, impacting resale value.
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.