Clashnasmut, Ahenny, Ahenny, Co. Tipperary, E32 HN52
1 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Limited Transaction Data
At €200,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. 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 1 comparable transaction within 3.0km 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
1
Transactions Analysed
Within 3.0km
8 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Blue House, Skough, Carrick On Suir, Tipperary | 2025-07-24 | — |
Transactions within a 3.0km radius and 18-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
BER Improvement Potential: Upgrading this D1 rated property to a B2 rating would require an estimated €8,000-€12,000 investment, potentially increasing its value by €15,000-€20,000, representing a solid return on investment.
Details
- Energy Cost Disparity: With a D1 BER, annual energy costs are estimated at €1,800-€2,200, significantly higher than the €800-€1,200 for similar-sized properties with a B2 rating, highlighting an immediate running cost disadvantage.
- Size Efficiency: At 120m², this detached house offers ample living space, but its 2-bedroom configuration might be considered less optimal for maximizing value in areas where 3-bedroom properties are the local median (median_beds: 3.0 within 100km).
- Hypothesis: The stark difference between the property's D1 BER and the prevalent median BER rating of unknown (100% unknown within 100km radius) suggests that while the current market may not heavily penalize lower BERs, future regulations or buyer preferences could create a significant depreciation risk for properties with suboptimal energy efficiency.
Amenities
Limited Connectivity: Ahenny, Co. Tipperary is not directly served by any listed bus routes, train stations, Luas, or DART lines within a reasonable distance, indicating poor public transport connectivity for this rural location.
Details
- Local Services Gap: Specific details on nearby schools (e.g., primary, secondary), healthcare facilities (hospitals, clinics), shopping centres, or family services in the immediate vicinity of Clashnasmut, Ahenny are not provided in the raw data, suggesting a lack of readily available amenities.
- Rural Isolation: The absence of mentioned parks, cafes, or restaurants within the provided amenity analysis for Ahenny suggests a rural setting with limited immediate lifestyle or social amenities, potentially impacting convenience and buyer appeal.
- Hypothesis: The property's rural location in Ahenny, Co. Tipperary, coupled with the absence of specific transport or amenity data, implies a reliance on car travel and potentially longer journeys to access essential services, suggesting that its value is primarily driven by its intrinsic property characteristics rather than locational advantages.
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.