Castlelake, Cashel, Golden, Co. Tipperary, E25 TD70
3 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 6 Bed · 3 Bath · 322m² · Detached
Market Position
Significantly Above Local Sales
At €650,000, 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.
3 closed sales nearby · 18mo 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 3 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
3 verified closed sales within 5.0km · 36 months. 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.
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.
Financial Exposure · 38% 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
€650,000
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
3
Transactions Analysed
Within 5.0km
18 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Comerford's Lot, Cashel Road, Golden, Tipperary | 2023-09-13 | 141m² | |
| Old Rd, Cashel, Tipperary, Tipperary | 2024-12-16 | 360m² |
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
C3 BER Rating: The C3 BER rating suggests moderate energy efficiency; upgrading to a B2 rating could cost an estimated €10,000-€15,000 but may increase property value by €20,000-€25,000, with potential annual energy savings of €800-€1,200 compared to lower-rated homes.
Generous Size: With 322m² of living space, this 6-bedroom property offers substantial room, which is likely appealing for larger families or those seeking expansive living areas.
Value Optimization Potential: Investing in insulation and heating system upgrades to improve the C3 BER rating could unlock significant value, making the property more attractive in the current market and potentially recouping upgrade costs through increased sale price.
Hypothesis: Given the property's large size and C3 BER rating, future value appreciation may be heavily influenced by proactive energy efficiency upgrades, as buyers increasingly prioritize lower running costs, potentially outperforming properties that retain lower BER ratings.
Amenities
Limited Direct Public Transport: The location at Castlelake, Cashel, Golden, Co. Tipperary, E25TD70, is not directly served by major bus routes like Dublin Bus 25, 66, or 67, nor is it near Luas or DART stations.
Local Schools and Healthcare: The nearest educational facilities are likely to be local national schools in Cashel or Golden, with secondary options in Cashel. St. Luke's Hospital in Kilkenny or University Hospital Waterford are the closest major hospitals, requiring significant travel.
Rural Lifestyle Amenities: While specific shops, restaurants, and parks are not detailed, the location suggests a rural setting with amenities centered around Cashel town, offering a quieter lifestyle but less immediate access to extensive retail or dining options.
Hypothesis: The property's appeal will likely hinge on buyers seeking a rural lifestyle who are less reliant on public transport and extensive nearby amenities, with its value proposition primarily tied to its size and detached nature rather than immediate urban convenience.
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.