Boherboy, Cloneen, Clonmel, Co. Tipperary, E91 YE29
4 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 4 Bed · 1 Bath · 148m² · Detached
Market Position
Significantly Above Local Sales
At €330,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 7mo 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 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 · 38% 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
€330,000
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
4
Transactions Analysed
Within 5.0km
7 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 |
|---|---|---|---|
| Toor Upper, Ballypatrick, Clonmel, Tipperary | 2025-12-04 | 91m² | |
| Mullinoly, Mullinahone, Tipperary, Tipperary | 2025-10-14 | 152m² |
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 Upgrade Potential: Upgrading the D2 BER rating to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a smart investment for enhanced market appeal and energy cost reduction.
Below Standard Efficiency: The D2 BER rating indicates an estimated annual energy cost of €1,800-€2,200, significantly higher than the €800-€1,200 typically seen for comparable B-rated properties in the region.
Spacious Layout: The 148m² size with 4 bedrooms offers a generous living space, aligning well with family needs though the single bathroom may be a constraint.
Hypothesis: Given the D2 BER rating and the typical cost-benefit of upgrades, focusing initial renovation efforts on improving insulation, heating systems, and window efficiency could yield the highest return on investment, potentially bridging the value gap between this property and higher-rated alternatives.
Amenities
Limited Public Transport: Access to public transport is likely restricted, with no specific bus routes, train stations, Luas, or DART services mentioned as serving Boherboy, Cloneen, Clonmel directly, requiring reliance on private transport.
Local Services: While specific details are not provided for this exact rural address, Clonmel town centre, approximately 8km away, offers a range of amenities including supermarkets like Tesco and Aldi, St. Mary's Hospital, and various local shops and cafes.
Rural Lifestyle: The location in Boherboy, Cloneen, suggests a rural setting offering peace and quiet, with potential for outdoor activities, but a lack of immediate walkability to daily conveniences.
Hypothesis: The property's location, outside of a major urban centre like Dublin and with limited public transport mentioned, indicates that its value is primarily driven by its rural appeal and potential for a quieter lifestyle, rather than connectivity to urban employment or extensive local services.
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.