Hollyford Inn, Hollyford, Thurles, Co. Tipperary, E34 EY72
0 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 2 Bath · 120m² · Detached
Market Position
Limited Transaction Data
We cannot reliably position this property — no comparable closed sales were found within 1.5km. 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 0 comparable transactions within 1.5km over the past 18 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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 could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, offering a clear return on investment.
High Energy Costs: With a D1 BER rating, annual energy costs are estimated to be between €1,800-€2,200, significantly higher than the €800-€1,200 for a B-rated property of similar size.
Substantial Size: The property offers 120.0m² of living space across 5 bedrooms and 2 bathrooms, which is a generous size for a family home, especially in a more rural setting.
Hypothesis: The D1 BER rating represents a significant opportunity for value enhancement, as a targeted upgrade to a B2 or A3 rating could not only recoup the investment cost but also significantly reduce ongoing running costs, making the property more attractive to a wider buyer pool and potentially unlocking a 10-15% increase in market appeal.
Amenities
Limited Public Transport: As a rural location, Hollyford, Thurles, is not served by Luas stops, DART stations, or specific Dublin Bus routes; transport would likely rely on local bus services or private vehicles.
Basic Local Services: Essential services such as primary schools, local shops, and basic healthcare facilities would be found in nearby larger towns like Thurles, requiring travel of several kilometers for most amenities.
Rural Lifestyle Focus: The property's location in Hollyford suggests a focus on rural living, with amenities likely centered around community halls, local pubs, and natural landscapes rather than extensive retail or entertainment options.
Hypothesis: The lack of direct public transport links and reliance on private vehicles for accessing amenities suggests that the property's value is primarily driven by its rural setting and tranquility, rather than its connectivity or convenience, which may appeal to a niche market willing to trade accessibility for lifestyle.
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.