Gurteen, Roscrea, Co. Tipperary, E53 XA09
4 homes sold nearby. See what they went for — and what to bid on this one.
€345,000 · 3 Bed · 2 Bath · 120m² · Detached
Market Position
Significantly Above Local Sales
At €345,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 19mo 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. 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.
Financial Exposure · 53% 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
€345,000
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
4
Transactions Analysed
Within 5.0km
19 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 |
|---|---|---|---|
| Greenhills, Ballybritt, Roscrea, Offaly | 2024-09-04 | — | |
| Francroft, Roscrea, Co.tipperary, Tipperary | 2024-05-24 | 120.5m² |
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 Improvement Opportunity: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase property value by €15,000-€20,000.
Details
- Efficient Size for Type: At 120m², this detached property offers a good balance of space for a 3-bedroom home, aligning with the median of 3 beds across all market segments.
- Value Optimization Needed: The D1 BER rating currently places its energy efficiency below the average D1-rated properties, potentially leading to annual energy costs of €1,800-€2,200 compared to €800-€1,200 for B-rated homes of similar size.
- Hypothesis: Investing in energy efficiency upgrades for this D1-rated property could unlock significant value, as the gap between its current energy cost profile and that of better-rated homes within a 100km radius (€1,000-€1,400 annual savings potential) is substantial enough to influence buyer perception and offer a strong return on investment.
Amenities
Limited Direct Public Transport: Roscrea does not have Luas or DART stops; bus services would likely involve connections, and the nearest train station is Roscrea Railway Station.
Details
- Local Service Access: The area offers essential services such as HSE Primary Care Centre Roscrea and pharmacies like Boots, alongside supermarkets like Dunnes Stores and Lidl in the town.
- Educational Proximity: St. Anne's Primary School and Coláiste Phobail Ros Cré are located within Roscrea town, providing local educational options for families.
- Hypothesis: While Roscrea offers essential amenities, its perceived isolation from major public transport hubs like Luas or DART lines, and a distance of over 10km from higher education institutions, may limit its appeal to commuters and younger professionals seeking direct access to urban centers, potentially impacting long-term rental yield and capital appreciation compared to more connected towns.
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.