Boolahalla, Newcastle, Clonmel, Co. Tipperary, E91 RR96
4 homes sold nearby. See what they went for — and what to bid on this one.
€340,000 · 3 Bed · 2 Bath · 103m² · Bungalow
Market Position
Significantly Above Local Sales
At €340,000, 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 · 10mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). 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. Median anchored to size-similar transactions.
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 — size-adjusted.
Financial Exposure · 32% 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
€340,000
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
10 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 |
|---|---|---|---|
| Middlequater, Newcastle, Clonmel, Tipperary | 2023-08-15 | 225m² | |
| Croan, Newcastle, Clonmel, Tipperary | 2025-12-15 | — |
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 Investment: With a C BER rating, upgrading to a B2 could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Space Efficiency: The 103m² bungalow with 3 bedrooms and 2 bathrooms offers a comfortable living space, aligning well with typical family needs without being excessively large for its location outside of Dublin.
Value Optimization: Given the C BER rating, potential buyers could see an annual energy cost saving of approximately €500-€900 compared to D-rated properties of similar size, enhancing its long-term appeal and reducing running costs.
Hypothesis: The consistent C BER rating across similar property types in the area, indicated by the data, suggests a community-wide focus on moderate energy efficiency, implying that further significant capital expenditure on upgrades beyond a B rating might not yield a proportional increase in market value.
Amenities
Rural Connectivity: While specific bus routes or train stations are not detailed for Boolahalla, Newcastle, Clonmel, Co. Tipperary, its rural setting typically relies on local bus services for connectivity, likely requiring transfers for longer journeys.
Local Services: Clonmel town, being nearby, offers essential amenities such as supermarkets (e.g., Tesco, Lidl), healthcare facilities (e.g., South Tipperary General Hospital), and educational institutions (e.g., Loreto Secondary School, Clonmel High School).
Lifestyle Access: The area provides access to rural walking routes and parks, with Clonmel offering restaurants and cafes, catering to a quieter, community-focused lifestyle away from urban congestion.
Hypothesis: The lack of immediate public transport options in Boolahalla, Newcastle, contrasted with the presence of essential services in Clonmel (approx. 10-15 minute drive), suggests that the property's value is significantly tied to its desirable rural setting and peace, rather than commuter convenience, making its future appreciation dependent on local development plans rather than transit infrastructure.
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.