Glencallaghan, Ballyporeen, Burncourt, Co. Tipperary, E21 XH50
1 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 120m² · Semi-D
Market Position
Limited Transaction Data
At €250,000, we cannot reliably position this property — only 1 comparable closed sale was found within 5.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction 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.
Financial Exposure · 95% 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
€250,000
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
1
Transactions Analysed
Within 5.0km
22 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Barrack Hill, Main St, Clogheen, Tipperary | 2024-06-14 | — |
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: The property's unknown BER rating (SI_666) presents a value-add opportunity; upgrading from a presumed low BER (e.g., D-rated) to a B2 for a 120m² semi-detached home could cost €15,000-€25,000, but is projected to increase property value by €20,000-€30,000.
Details
- Energy Cost Savings Potential: With a BER upgrade from a D-rating, estimated annual energy costs of €1,800-€2,200 could be reduced to €800-€1,200 for a B-rated property of this size, saving buyers approximately €1,000-€1,400 annually.
- Bathroom Below Median: The property's single bathroom is below the median of 2 bathrooms for properties sold within a 20km radius, potentially impacting its appeal to families unless there is scope for expansion or conversion.
- Hypothesis: The unknown BER and single bathroom present an immediate investment pathway for buyers to significantly enhance the property's market appeal and energy efficiency, positioning it competitively against higher-spec local properties post-renovation.
Amenities
Limited Public Transport: Glencallaghan, Ballyporeen, being a rural location, has limited public transport options; residents would primarily rely on private vehicles, with Local Link Tipperary (e.g., Route 850 connecting to Clonmel/Mitchelstown) offering some scheduled services, but no DART, Luas, or major commercial bus routes.
Details
- Local Lifestyle & Essentials: The property is situated near essential village amenities such as Ballyporeen National School and local shops like O'Farrell's Foodstore, providing basic needs and community engagement within the village itself.
- Rural Connectivity: While not served by urban transport networks, the property offers access to regional roads like the R665, connecting to larger towns such as Mitchelstown (approx. 15km away for supermarkets and services like SuperValu), and access to attractions like the Galtee Mountains and Mitchelstown Caves.
- Hypothesis: The property's value is enhanced by its tranquil rural setting and access to local village amenities, appealing primarily to buyers seeking a quieter lifestyle and natural surroundings over extensive urban connectivity and a wide array of immediate lifestyle options.
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.