Gortnahoe, Thurles, Co. Tipperary, Gortnahoo, Co. Tipperary, E41 W868
10 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 4 Bath · 254m² · Detached
Market Position
At the Upper End of Local Sales
At €475,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
10 closed sales nearby · 17mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €475,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 93% 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
€475,000
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 · High
10
Transactions Analysed
Within 5.0km
17 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Gortnahoe, Thurles, Tipperary, Tipperary | 2023-12-20 | 99m² | |
| Rathbeg, Gortnahoe, Thurles, Tipperary | 2025-08-26 | 231.5m² |
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 Rating Upgrade Opportunity: With an 'Unknown' BER rating (SI_666), investing in a professional assessment and potential upgrades to a C or B rating could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Generous Space: The property boasts a significant 254.0m² of living space with 4 bedrooms and 4 bathrooms, placing it among the larger properties and catering to demand for spacious family homes.
- Value Optimization Potential: Given the unknown BER and the substantial size, focusing on modernising the property and improving its energy efficiency could unlock significant value, especially if local comparable properties have higher BER ratings.
- Hypothesis: The significant difference between the property's size (254m²) and the median beds (3) and baths (2) within 100km suggests that buyers in this specific Gortnahoe location may prioritize larger, well-appointed homes, and that further enhancing the BER rating could provide a significant competitive advantage.
Amenities
Limited Local Connectivity: As a rural location, Gortnahoe's transport connectivity relies heavily on local services, with no specific bus routes, train stations, Luas, or DART stops directly serving the immediate area mentioned in the data.
Details
- Essential Local Services: Thurles town, approximately 8km away, would likely provide access to key amenities such as Thurles Shopping Centre, local pharmacies, and health clinics like the Thurles Primary Care Centre.
- Rural Lifestyle Appeal: While lacking urban conveniences, the Gortnahoe address offers access to a more tranquil lifestyle, with potential for local walking routes and community-focused amenities rather than a wide array of commercial options.
- Hypothesis: The property's location in Gortnahoe, while offering rural tranquility, may necessitate significant travel for comprehensive services, implying that its appeal is to buyers seeking a secluded lifestyle over urban convenience, and that any future infrastructure development in the Thurles region could dramatically impact its desirability.
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.