Bealaclave, Rearcross, Co. Tipperary, V94 D9K8
2 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Limited Transaction Data
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 · 16mo 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.
No asking price is listed. The chart shows the verified closed sales distribution for 2 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. It does not show your bid strategy.Same baseline as Market Position.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
16 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 |
|---|---|---|---|
| Reardnogy More, Rearcross, Co. Tipperary, Tipperary | 2024-12-11 | 131m² | |
| Rearcross, Lackamore, Newport, Tipperary | 2023-06-02 | 110.1m² |
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
High Upgrade Costs: With an E2 BER rating, upgrading to a B2 rating could cost an estimated €15,000-€20,000, potentially increasing the property's value by €25,000-€30,000 and significantly reducing annual energy expenses from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Compact Configuration: This 120m² detached property with 2 bedrooms and 2 bathrooms is smaller than the median 3-bedroom properties seen in the 100km radius, potentially limiting its appeal to larger families or those seeking more spacious living.
- Value Optimization Opportunity: Given the E2 BER rating, a focused investment in insulation, glazing, and heating upgrades could optimize the property's long-term value and marketability, addressing a key deficiency that impacts its current valuation.
- Hypothesis: The E2 BER rating, coupled with a lower number of bedrooms than the regional median, suggests this property may be targeted towards a niche market of buyers prioritizing affordability and a rural lifestyle over energy efficiency and bedroom count, or investors looking to undertake significant renovations to unlock value.
Amenities
Limited Local Transport: Public transport connectivity is sparse, with no specific bus routes, train stations, Luas, or DART stations directly serving Bealaclave, Rearcross within the provided data.
Details
- Distant Services: The closest indicators of activity are within a 10km radius, with only 5 properties listed and a median sale price of €205,000, suggesting a need to travel further for essential services and amenities.
- Rural Isolation: The absence of specific local amenities like named schools, shops, or healthcare facilities in the provided data for Rearcross implies a reliance on travel to larger towns for daily needs and services.
- Hypothesis: The lack of detailed amenity data and direct transport links for Bealaclave, Rearcross suggests it is a highly rural location where residents are primarily self-sufficient or reliant on private transport to access services in nearby larger towns such as Newport or Tipperary Town, which would typically be at least a 15-20 minute drive, impacting commute times and convenience.
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.