Clonely, Drombane, Thurles, 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 · 143m² · 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 · 197% 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
Significant BER Upgrade Potential: With a BER rating of SI_666 (likely poor, assumed to be D or lower), upgrading to a B2 rating could cost an estimated €15,000-€20,000 but potentially increase the property's value by €25,000-€35,000, representing a substantial return on investment.
Substantial Size for Area: The 143m² size of this 4-bedroom, 3-bathroom detached property is generous compared to the median sale price of €220,000 within a 10km radius for properties that might be smaller, suggesting a higher per-square-meter cost but offering more space.
Value Optimization Opportunity: For a property with a SI_666 BER rating, focusing on insulation upgrades, window replacements, and an efficient heating system would be crucial to bring it in line with more energy-efficient homes and avoid ongoing high energy costs, estimated at €2,000-€2,500 annually compared to €1,000-€1,500 for C-rated properties of similar size.
Hypothesis: The current BER rating of SI_666, coupled with a €575,000 asking price, indicates that buyers are currently valuing the property primarily on its size and potential rather than its energy efficiency, implying a significant opportunity for the new owner to unlock capital appreciation by investing in a BER upgrade.
Amenities
Limited Public Transport Connectivity: As the property is located outside Dublin and no specific local bus routes, train stations, Luas, or DART stops are mentioned as serving Clonely, Drombane, Thurles, immediate public transport options appear to be minimal, likely requiring a car for most journeys.
Sparse Local Facilities: Detailed specific amenities like schools, hospitals, shops, or restaurants in the immediate vicinity of Clonely, Drombane, Thurles are not provided, suggesting a reliance on larger towns like Thurles for essential services and shopping.
Low Walkability: The rural designation of the location implies limited walkability and pedestrian infrastructure, meaning local amenities, if present, would likely be spread out and not easily accessible on foot for daily needs.
Hypothesis: The property's positioning in a rural setting with unstated specific local amenities suggests that its appeal and value are heavily dependent on its intrinsic qualities (size, plot) and the willingness of buyers to accept a car-dependent lifestyle, rather than on the availability of immediate urban-style conveniences.
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.