Deerbrook House, Kilcoran, Cahir, Co. Tipperary, E21 EF89
4 homes sold nearby. See what they went for — and what to bid on this one.
€580,000 · 6 Bed · 5 Bath · 292m² · Detached
Market Position
Priced Within Local Sold Range
At €580,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 3.3/10. 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 · 16mo 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. 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
16 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 |
|---|---|---|---|
| Rossrehill, Ballylooby, Cahir, Tipperary | 2024-06-17 | 200m² | |
| Clonmore South, Cahir, Tipperary, Tipperary | 2025-04-24 | 272m² |
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 Advantage: A 'B' BER rating for this property translates to annual energy costs estimated at €1,200-€1,600, significantly lower than the €2,000-€2,600 typically seen for 'D' rated properties of similar size.
Space Efficiency: With 292.0m² and 6 bedrooms, the property offers a generous 48.7m² per bedroom, providing substantial living space for larger families or those seeking ample room.
Value Optimization: Upgrading from a 'B' BER rating to an 'A' rating could potentially cost €7,000-€10,000 and add €12,000-€18,000 in property value, presenting a clear return on investment opportunity.
Hypothesis: While the 'B' BER rating is good, the potential for further optimisation by targeting specific insulation and heating upgrades to achieve an 'A' rating could position this property as a superior, energy-efficient benchmark in its postcode, attracting environmentally conscious buyers and commanding a higher premium.
Amenities
Transport Connectivity: While specific bus routes and train stations for Kilcoran, Cahir are not detailed in the provided data, its 'outside Dublin' location suggests reliance on local bus services and potentially a significant commute to major public transport hubs.
Local Services: The area's amenities are not detailed in the provided data, making it difficult to assess the proximity and quality of schools, healthcare, shopping, and lifestyle facilities.
Walkability Assessment: Without specific details on local walking routes or pedestrian infrastructure, walkability for this rural property cannot be accurately assessed based on the provided data.
Hypothesis: The lack of specific amenity data for Kilcoran, Cahir, suggests that this property's appeal will heavily rely on buyers seeking rural tranquility and self-sufficiency, rather than those prioritizing readily accessible urban conveniences, meaning its value is more intrinsically tied to the property itself and its immediate surroundings than external service provision.
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.