Clash, Toomevara, Nenagh, Tipperary, E45 TX26
0 homes sold nearby. See what they went for — and what to bid on this one.
€100,000 · 2 Bed · 1 Bath · 68m² · House
Market Position
Limited Transaction Data
At €100,000, 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 Rating Upgrade Potential: Upgrading the E2 BER rating to a C1 would likely cost between €9,000 and €13,000, but could increase the property's value by an estimated €15,000 to €22,000, representing a sound investment.
Energy Cost Differential: An E2 BER rating implies annual energy costs of approximately €1,900-€2,500, compared to €900-€1,300 for a C1-rated property of similar size, a saving of €1,000-€1,200 per year.
Space Efficiency: With 68m² of living space across 2 bedrooms and 1 bathroom, the property offers a compact but functional layout, though potential buyers may seek more spacious configurations in this price bracket.
Hypothesis: Investing in a focused upgrade of the insulation and heating system to achieve a C1 BER could not only reduce annual energy costs by over €1,000 but also significantly boost buyer appeal, potentially reducing the time on market by 20-30% compared to its current rating.
Amenities
Transport Connectivity: Toomevara is served by Bus Éireann routes 301, 315, and 320, providing regional links, with the nearest train station being Nenagh approximately 10km away.
Local Services: The village of Toomevara offers essential amenities including a post office, a local shop, and a primary school, with more extensive retail and healthcare options available in Nenagh.
Green Space Access: While specific parks aren't detailed, the rural setting of Clash suggests ample opportunities for outdoor recreation and connection with nature.
Hypothesis: The limited direct public transport links from Clash to major employment hubs might necessitate private vehicle ownership, potentially influencing the property's attractiveness to commuters and increasing the importance of local amenities for daily life.
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.