Glengar, Ballylooby, Inchnamuck, Co. Tipperary, E21 E429
3 homes sold nearby. See what they went for — and what to bid on this one.
€140,000 · 2 Bed · 1 Bath · 120m² · Detached
Market Position
Below Typical Sale Prices
At €140,000, 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 · 11mo 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 3.0km over the past 24 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 3.0km · 24 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 3.0km
11 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 |
|---|---|---|---|
| Redhill, Ballylooby, Co Tipperary, Westmeath | 2025-05-01 | — | |
| Burncourt, Cahir, Tipperary, Tipperary | 2024-06-04 | 110m² |
Transactions within a 3.0km radius and 24-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 Deficit: With an F BER rating, this property falls significantly below modern energy efficiency standards, likely incurring annual energy costs of €2,500-€3,500, substantially higher than the €800-€1,200 for B-rated properties of this size.
Details
- Renovation Potential: Upgrading the BER from F to a more desirable B2 rating would be a strategic investment, potentially costing €15,000-€25,000 but adding an estimated €25,000-€40,000 to the property's market value.
- Spacious Detached Home: At 120m², this detached property provides ample living space, which is considered a large size for a 2-bedroom home, offering more room than the typical 3-bedroom median observed in both the 10km and 20km radii.
- Hypothesis: In a rural market where properties often present lower price points and older construction, the F BER rating, while a clear deficiency, might not impact perceived value as severely as in urban centres, making BER upgrades a more direct value-add opportunity rather than a necessity for sale, especially given the lower overall property value.
Amenities
Limited Public Transport: Situated in Ballylooby, public transport options are very limited; the area is primarily served by infrequent Bus Éireann regional routes like the 245 and 353 (via Cahir/Clonmel), with no direct access to DART, Luas, or frequent train services.
Details
- Essential Local Services: Basic necessities are accessible with Ballylooby National School within the village, and more extensive shopping, healthcare, and secondary education, including SuperValu Cahir, Mellerick's Pharmacy, and Coláiste Dún Iascaigh, available in the nearby town of Cahir.
- Rural Lifestyle & Accessibility: This property offers a quiet rural lifestyle with opportunities for outdoor leisure in the Tipperary countryside, though general walkability for daily errands is limited, necessitating private vehicle reliance for most amenities beyond the immediate village.
- Hypothesis: In this rural setting, the perceived value of a property like Glengar may lean less on direct access to a multitude of amenities and more on factors such as privacy, land potential, and the appeal of a self-sufficient country lifestyle, which could command a premium for certain buyer segments.
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.