Casa Tavira, Garrykennedy, Portroe, Nenagh, Co. Tipperary, E45 T021

0 homes sold nearby. See what they went for — and what to bid on this one.

€499,500 · 5003 Bed · 3 Bath · 266m² · Detached

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €499,500, we cannot reliably position this property — no comparable closed sales were found within 1.5km. More local transactions are needed before the data can support a market position estimate.

Built from verified nearby closed sales, adjusted for time, size and property match.
Sources: PPR, SEAI, OPW, planning records.

Bid Model Unavailable

Not enough closed transaction data for this property.

We found 0 comparable transactions within 1.5km over the past 18 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.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

12pending nearby

Nearest: 8m from this property

2 material developments within 200m

24 total on record · 10 granted · 2 refused

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

5 closed sales within 1.5km · 24 months. Similar homes: type match.

Asking €499,500 sits below the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Low sample size (5 transactions) — interpret with caution.

Asking €499,500LowTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Filters: 1.5km · 24m · type-matched · Unlock to adjust

Statistical Confidence · Low

Transactions Analysed

Within 1.5km

—

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

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

Full methodology →

Local Market Notes

Property Quality

Significant Size: With 266.0m² of living space, this property is considerably larger than the median 3-bedroom, 2-bathroom properties typically sold within 100km, which average around 100-120m².

Details

BER C2 Advantage: A C2 BER rating is better than the 'unknown' rating for 100% of properties within 100km, positioning it favorably against the majority of comparable listings and potentially offering moderate energy savings over lower-rated homes.
Upgrade Potential: While a C2 BER is respectable, investing an estimated €8,000-€12,000 to upgrade to a B2 rating could increase property value by €15,000-€20,000 and reduce annual energy costs by approximately €1,000-€1,400 compared to its current C2 rating.
Hypothesis: The substantial size of this property, combined with its C2 BER, suggests a premium positioning. However, the unusually high number of bedrooms (5003.0) for a residential property of this size is a significant anomaly and could indicate an error in the data or a non-standard property type, which may heavily influence buyer perception and valuation despite its large floor area.

Amenities

Limited Public Transport: Garrykennedy, Portroe is not directly served by specific bus routes, train stations, or Luas/DART lines listed in the provided data, suggesting a reliance on private transport for connectivity.

Details

Local Services: Within a 5km radius, there are limited detailed amenities provided; however, Nenagh town (approx. 10-15km away) typically offers supermarkets like Tesco and SuperValu, along with a district hospital and secondary schools.
Rural Connectivity: With only 5 properties listed within a 5km radius over 180 days and a 100km average of 491 monthly sales, this area exhibits significantly lower transaction volume compared to more urbanized regions, implying a niche market.
Hypothesis: The lack of specific public transport links and detailed amenities within a close radius suggests that the property's appeal is likely to be driven by its scenic location and potential for a rural lifestyle, rather than urban convenience, implying that buyers seeking this profile would prioritize tranquility and space over immediate access to extensive amenities.

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.