Derg View Lackamore, Portroe, Nenagh, Co. Tipperary, E45 C954
3 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 6 Bed · 4 Bath · 372m² · Detached
Market Position
Below Typical Sale Prices
At €650,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 17mo 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. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, suggesting favourable entry conditions.
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
3
Transactions Analysed
Within 5.0km
17 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 |
|---|---|---|---|
| Lisheen Portroe, Nenagh, Tipperary, Tipperary | 2025-07-11 | 350m² | |
| Glencrue, Portroe, Nenagh, Tipperary | 2023-11-01 | 290m² |
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 Upgrade Opportunity: Upgrading the C1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
Generous Proportions: With 372m² of living space and 6 bedrooms, this detached property offers significant volume and family accommodation, exceeding typical market offerings in many areas.
Value Optimization Potential: Investing in targeted energy efficiency upgrades beyond the current C1 BER, such as improved insulation and heating systems, could reduce annual energy costs by an estimated €700-€1,000 compared to similar properties with D or E ratings, enhancing long-term appeal.
Hypothesis: The substantial size of the property (372m²) combined with a C1 BER suggests a potential for value uplift through focused energy efficiency improvements that align with modern buyer expectations for comfort and running costs, especially if the interior finishes are also updated.
Amenities
Limited Public Transport: As a property in Portroe, Nenagh, Co. Tipperary, it is unlikely to be served by direct Dublin Bus routes, Luas, or DART services; nearest train station is Nenagh (approx. 10km), requiring car dependency for commuting.
Local Services Dependency: While specific local amenities in Portroe need confirmation, rural locations typically rely on Nenagh town for major shopping centres like Tesco and Park Shopping Centre, and healthcare facilities such as Nenagh General Hospital.
Rural Lifestyle Focus: Lifestyle amenities are likely centred around Lough Derg, offering boating and watersports, with local cafes and pubs in Portroe itself, rather than urban-style restaurants or extensive park systems.
Hypothesis: The property's rural location, while offering potential for tranquility and larger plots, presents a significant challenge for commuteability to major employment hubs like Dublin, heavily implying a buyer profile seeking a quieter lifestyle with a strong reliance on private transport.
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.