Brook Cottage, Ballymore, Goolds Cross, Cashel, Co. Tipperary, E25 DW94
17 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 3 Bed · 1 Bath · 85m² · Detached
Market Position
Below Typical Sale Prices
At €175,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
17 closed sales nearby · 23mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €175,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €8,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €175,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€8,750
That's what overbidding by just 5% on a €175,000 home costs you — before interest.
A €19 check before a €175,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €175,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 below the size-adjusted median, suggesting favourable entry conditions. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
17
Transactions Analysed
Within 5.0km
23 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballymore, Goolds Cross, Cashel, Tipperary | 2025-10-07 | 85m² | |
| Churchquaters, Goolds Cross, Cashel, Tipperary | 2024-05-14 | 167m² |
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
Significant BER Upgrade Potential: With a BER G rating, upgrading this 85m² property to a B2 rating is a significant investment, estimated to cost between €25,000 and €35,000 for a deep retrofit, which could subsequently increase the property's value by €17,000 to €26,000.
Details
- Annual Energy Cost Savings: Annual energy costs for a G-rated property of this size are estimated at €2,500-€3,500, whereas a B2-rated property of similar dimensions could achieve annual savings of €1,500-€2,000 by reducing costs to €1,000-€1,500.
- Bathroom Below Regional Median: The property features 1 bathroom, which is consistent with the median for sales within a 5km radius, but falls below the median of 2 bathrooms observed in sales across the wider 10km, 20km, 50km, and 100km market areas.
- Hypothesis: Investing in BER upgrades for this G-rated detached property, while costly upfront, could unlock substantial future value and broad market appeal, shifting it from a niche offering to a more competitive and desirable asset in a market increasingly prioritising energy efficiency.
Amenities
Limited Public Transport: Transport connectivity is primarily via local roads, with Bus Éireann services accessible from Cashel (approx. 10km away) for regional connections, while the nearest significant rail hub, Limerick Junction, is approximately 30km distant, offering intercity train services.
Details
- Rural School Access: Essential amenities such as Goolds Cross National School (approx. 1km) and Ballymore National School (approx. 3km) are nearby, with secondary education and larger retail options like SuperValu and Aldi available in Cashel (approx. 10km).
- Distant Healthcare & Lifestyle: Healthcare needs are served by clinics and pharmacies in Cashel (approx. 10km), with Tipperary University Hospital in Clonmel (approx. 25km) providing acute care; lifestyle amenities like the Rock of Cashel and local sports clubs are also primarily found in Cashel.
- Hypothesis: The property's appeal is strongly tied to its tranquil, rural setting, yet its dependence on private transport for accessing critical amenities in Cashel suggests that future buyer interest will heavily favour those prioritising privacy and space over immediate walkability and public transport options.
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.