Clonely, Drombane, Co. Tipperary, E41 A590
3 homes sold nearby. See what they went for — and what to bid on this one.
€575,000 · 4 Bed · 3 Bath · 158m² · Detached
Market Position
Significantly Above Local Sales
At €575,000, 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 · 25mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). 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. Median anchored to size-similar transactions.
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 — size-adjusted.
Financial Exposure · 173% 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
€575,000
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
25 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 |
|---|---|---|---|
| 4 Brookfield, Drumbane, Thurles, Tipperary | 2023-09-07 | 200m² | |
| 2 Brookfield, Drombane, Thurles, Tipperary | 2024-04-12 | — |
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
BER Rating Concern: The 'SI_666' BER rating, which is not a standard Irish rating, suggests a potentially very poor energy performance, likely equivalent to an F or G rating, which would necessitate significant investment for upgrades.
Significant Upgrade Costs: To improve a D-rated property to a B2 rating typically costs €8,000-€12,000, and with a 'SI_666' rating, costs could be substantially higher, potentially exceeding €15,000-€20,000, to achieve reasonable energy efficiency.
Space Efficiency: With 158.0m² across 4 bedrooms and 3 bathrooms, the property offers a good balance of space, but the overall value is heavily impacted by its likely poor energy performance.
Hypothesis: Given the ambiguous 'SI_666' BER rating, a buyer could significantly increase the property's value by approximately €15,000-€25,000 by investing €10,000-€20,000 in energy upgrades to reach at least a C rating, as properties with better energy efficiency are becoming increasingly favored in the Irish market, especially outside of Dublin where heating costs are a major consideration.
Amenities
Limited Public Transport: There are no specific Dublin Bus routes, train stations, Luas stops, or DART stations mentioned as serving Drombane, Co. Tipperary, indicating a reliance on private transport.
Rural Lifestyle Amenities: Specific local amenities in Drombane are not detailed, but typical rural Irish locations offer community centers, local pubs, and perhaps a small shop, with larger retail and healthcare facilities likely requiring travel to nearby towns.
Low Walkability: Properties in rural areas like Drombane typically have low walkability, with essential services and amenities often requiring car journeys of several kilometers.
Hypothesis: The absence of specific public transport links and the rural nature of Drombane suggest that properties here are primarily valued for their seclusion and land rather than connectivity or access to urban amenities, implying that a significant premium would need to be placed on the property's setting to justify its asking price given the travel demands for everyday services and employment.
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.