Brookhill On C.5.67ha (14 Acres), Fethard, Co. Tipperary,, E91 K021
4 homes sold nearby. See what they went for — and what to bid on this one.
€1,350,000 · 5 Bed · 5 Bath · 378m² · Detached
Market Position
Significantly Above Local Sales
At €1,350,000, 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 · 11mo 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 · 98% 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
€1,350,000
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
11 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 |
|---|---|---|---|
| Cramps Castle, Fethard, Co Tipperary, Tipperary | 2024-08-27 | — | |
| Bannixtown, Fethard, Co. Tipperary, Tipperary | 2025-07-11 | — |
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 Rating Concerns: The SI_666 BER rating indicates potential for significant energy efficiency upgrades; a D to B2 upgrade could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Spacious Configuration: With 378m² and 5 bedrooms, the property offers substantial living space, aligning with the needs of larger families or those seeking extensive accommodation.
Value Optimization Potential: Investing in BER improvements from SI_666 to a B2 rating could reduce annual energy costs by an estimated €1,000-€1,400 compared to an average D-rated property of similar size, representing a tangible long-term saving.
Hypothesis: The SI_666 BER rating, while not ideal, presents a clear opportunity for value enhancement through targeted energy retrofitting, as similar properties with superior BER ratings within the same price bracket often command higher prices, indicating a potential uplift from strategic upgrades.
Amenities
Limited Public Transport: Fethard, Co. Tipperary, being outside Dublin, offers very limited public transport connectivity; there are no Luas, DART, or specific Dublin Bus routes serving this immediate rural location.
Localised Amenities: While specific retail and restaurant names are not provided for this exact rural location, Fethard itself typically offers local shops, traditional pubs, and essential services catering to a village community.
Rural Lifestyle Focus: The property's location suggests a focus on rural amenities, with potential for local walks and access to the countryside rather than urban walkability and extensive public amenities.
Hypothesis: The value proposition of this property is intrinsically tied to its rural setting and extensive grounds, meaning that traditional urban amenity metrics like public transport access and proximity to major shopping centers are less relevant to its core appeal and valuation.
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.