Casa Tavira, Garrykennedy, Portroe, Nenagh, Co. Tipperary, Garrykennedy, 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
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.
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.
Statistical Confidence · Low
0
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
Local Market Notes
Property Quality
BER C2 Efficiency: The C2 BER rating suggests moderate energy efficiency, with estimated annual energy costs likely between €1,500-€2,000 for a property of this size, which is competitive but offers room for improvement.
Details
- Generous Space: With a size of 266.0m², this detached property offers ample living space, aligning with the '2X Very Large' size category and comfortably exceeding the median 3-bedroom, 2-bathroom configuration seen in the 100km radius market.
- Optimization Opportunity: Upgrading the BER from C2 to a B2 rating could cost approximately €7,000-€10,000 and potentially increase the property's value by €10,000-€15,000, while also reducing annual energy costs by an estimated €300-€500 compared to its current rating.
- Hypothesis: The anomalous 5,003 bedrooms listed for this property suggests a data anomaly, however, if the property truly offers a substantial number of bedrooms and bathrooms (3), its perceived value could be significantly impacted by the configuration. The market metrics show a median of 3 beds and 2 baths, implying this property, if correctly represented, is substantially oversized in terms of sleeping accommodation relative to typical local demand, potentially limiting its appeal and value unless it can be repurposed.
Amenities
Limited Direct Connectivity: The property's rural location in Garrykennedy means it is not directly served by any specific bus routes, train stations, or Luas/DART stops; travel to larger towns would require private transport.
Details
- Local Services Gap: Access to essential services is limited in Garrykennedy; the nearest significant supermarket is likely in Nenagh (approx. 10km away), and specific named schools or healthcare facilities are not immediately apparent in the immediate vicinity.
- Low Walkability Score: The property's location outside a town center with limited public transport options indicates very low walkability; residents would likely need to drive for most daily needs, including shopping and education.
- Hypothesis: The current lack of direct public transport and limited local amenities in Garrykennedy suggests that the property's value is primarily driven by its intrinsic qualities and broader scenic location rather than its connectivity or proximity to services, implying that any future infrastructure development in the Nenagh area could significantly uplift its value if it improves accessibility to this specific locale.
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.