Carhue, Upperchurch, Thurles, Co. Tipperary, E41 HW86
4 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 3 Bed · 1 Bath · 86m² · Detached
Market Position
Priced Within Local Sold Range
At €195,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 0.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 22mo 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
22 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 |
|---|---|---|---|
| Parochial House, Upperchurch, Thurles, Tipperary | 2024-04-24 | 150m² | |
| The Line, Shevry, Upperchurch, Tipperary | 2024-10-15 | 153m² |
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
Costly BER Upgrade: With a G BER rating, upgrading to a B2 standard would likely cost between €15,000-€20,000 but could potentially increase the property's value by €25,000-€30,000.
Space Efficiency Potential: The 86.0m² size with 3 bedrooms and 1 bathroom is a standard configuration, but further internal layout optimization could enhance perceived space and functionality.
Value Optimization Needed: The G BER rating indicates significant potential for energy efficiency upgrades, with an estimated annual energy cost saving of €1,500-€2,000 compared to properties with C or B ratings.
Hypothesis: Investing €15,000-€20,000 to upgrade the BER from G to a C rating could yield a 10-15% increase in property value due to enhanced market appeal and lower running costs, transforming the property's investment profile.
Amenities
Limited Public Transport: Specific bus routes or train stations serving Upperchurch are not detailed in the provided data, suggesting potentially limited direct public transport connectivity for commuters.
Rural Lifestyle Amenities: While specific facilities are not listed, Upperchurch's rural setting implies a focus on local community amenities rather than extensive retail or dining options typical of urban areas.
Healthcare Access Uncertainty: The nearest hospital or clinic to Carhue, Upperchurch, Thurles, Co. Tipperary, E41HW86 is not specified, requiring further investigation into local healthcare provisions.
Hypothesis: The lack of specific public transport routes and the rural location suggest that properties in Upperchurch are primarily attractive to buyers seeking tranquility, with a strong reliance on private transport, making accessibility to Thurles town amenities a key selling point.
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.