Cozie Corner, The Valley, E91 EP66
4 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 5 Bed · 4 Bath · 126m² · Detached
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 9mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
9 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cramps Castle, Fethard, Co Tipperary, Tipperary | 2024-08-27 | — | |
| Killerk Rd, Red City, Fethard, Tipperary | 2025-06-18 | 355m² |
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
Energy Efficiency Standing: With a C3 BER rating, this property offers moderate energy efficiency, potentially incurring annual energy costs of €1,200-€1,600, significantly lower than the €1,800-€2,200 for a typical D-rated property of similar size.
Details
- Spacious Configuration: Boasting 5 bedrooms and 4 bathrooms across 126.0m², this detached property offers substantially more space and facilities compared to the local median of 3 bedrooms and 2 bathrooms within a 10km radius.
- Investment in Upgrade: While already C3 rated, an investment of €5,000-€8,000 could potentially upgrade the BER to a B2, enhancing market appeal and further reducing annual energy costs, potentially adding €8,000-€12,000 to the property's value.
- Hypothesis: Premium for Size and Bathrooms: In a market where typical properties are smaller, the premium placed on this 5-bed, 4-bath configuration, especially as a detached home, indicates a strong demand for larger family residences that are scarce in the immediate local inventory.
Amenities
Regional Transport Hub: Located near Clonmel, the property benefits from access to Clonmel Train Station (approximately 3-5km), connecting to Waterford and Limerick Junction, alongside Bus Éireann services (e.g., Route 350) providing regional and intercity routes.
Details
- Comprehensive Local Facilities: Within a 5km radius, residents have access to various educational facilities including Clonmel High School and the TUS Clonmel Campus, major supermarkets such as Tesco and Lidl, and healthcare at South Tipperary General Hospital.
- Family-Focused Lifestyle: The area provides a family-friendly environment with multiple primary and secondary schools (e.g., St. Mary's Primary School), numerous childcare facilities, and recreational spaces like Marlfield Lake, enhancing quality of life for families.
- Hypothesis: Future Connectivity Impact: Continued investment in regional transport infrastructure and the expansion of local amenities in Clonmel could further boost the property's value by reducing commuting times and enhancing its appeal to families seeking a balance between rural tranquility and 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 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.