Ballyogue, Ninemilehouse, Grangemockler, Co. Tipperary, E32 V303
4 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €200,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo 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. 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
4
Transactions Analysed
Within 5.0km
13 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 |
|---|---|---|---|
| Lower Grange, Mullinahone, Tipperary, Tipperary | 2023-11-24 | — | |
| Carrighill, Windgap, Kilkenny, Kilkenny | 2025-03-14 | — |
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 cost: Upgrading the E2 BER rating to a C1 would likely cost approximately €8,000 - €12,000, potentially increasing the property's market value by €15,000 - €20,000.
Details
- Energy cost gap: An E2 BER rating suggests annual energy costs of €1,800-€2,200, significantly higher than the €800-€1,200 expected for a property with a B2 rating, indicating a potential saving of €1,000-€1,400 annually post-upgrade.
- Size vs. local standard: At 120m², the property aligns with the median bed count (3) but is smaller than the median 4 bedrooms and 2 bathrooms often seen in nearby sales within a 10km radius (median 4 beds, 3 baths), suggesting potential for a layout optimization.
- Hypothesis: Given the E2 BER rating and the typical 3-bedroom, 1-bathroom configuration, focusing on energy efficiency upgrades and potentially reconfiguring the internal layout to achieve a higher bathroom count could significantly enhance the property's market appeal and long-term value, especially in a market where higher bathroom counts appear prevalent in local sales.
Amenities
Limited public transport: Information on specific bus routes, train stations, or Luas/DART stops serving Ballyogue, Ninemilehouse, Grangemockler is not provided in the raw data, suggesting potential reliance on private transport.
Details
- Local services gap: Specific details on schools, healthcare, shopping centres, or family services within immediate proximity to Ballyogue, Ninemilehouse, Grangemockler are absent, indicating a potential need for travel to larger towns for these amenities.
- Rural location impact: The property's rural location means walkability is likely limited to local roads, with no specific parks or pedestrian infrastructure mentioned, indicating a lower walkability score compared to urban or suburban settings.
- Hypothesis: The lack of specific details regarding public transport connectivity, essential services, and designated recreational areas within the immediate vicinity of Ballyogue, Ninemilehouse, Grangemockler suggests that the value proposition for potential buyers may heavily depend on their preference for a secluded rural lifestyle rather than convenience to urban amenities or public transport networks.
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.