Kilteelagh House, Dromineer, County Tipperary, E45 YT97

0 homes sold nearby. See what they went for — and what to bid on this one.

€2,750,000 · 8 Bed · 5 Bath · 1013m² · Detached

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €2,750,000, 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.

Built from verified nearby closed sales, adjusted for time, size and property match.
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.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

7pending nearby

Nearest: 643m from this property

18 total on record · 8 granted · 1 refused

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

5 closed sales within 1.5km · 24 months. Similar homes: type match.

Asking €2.75m sits above the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Low sample size (5 transactions) — interpret with caution.

Asking €2.75mHighTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

High

vs. closed sales

Filters: 1.5km · 24m · type-matched · Unlock to adjust

Statistical Confidence · Low

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

Full methodology →

Local Market Notes

Property Quality

Substantial Size Premium: At 1013m², this property is 2.7 times larger than the typical 3-bed, 2-bath homes defining the median sale price of €281,938 within 100km.

Details

BER Unknown Impact: With a 'SI_666' BER rating and 'Unknown' energy rating, potential buyers face uncertainty regarding energy efficiency, which could deter those seeking lower running costs.
Configuration Mismatch: The 8 bedrooms and 5 bathrooms are significantly above the market norm of 3 bedrooms and 2 bathrooms within the 100km radius, potentially leading to higher maintenance costs and difficulty in resale.
Hypothesis: Given the 'Unknown' BER rating and significant deviation from local property norms, a comprehensive energy audit and a targeted renovation strategy focusing on improving the BER to at least a C or B rating could unlock substantial value, potentially adding €30,000-€50,000 to the property's resale value and attracting a broader buyer pool.

Amenities

Limited Local Connectivity: Dromineer is a rural location, and specific bus routes, train stations (e.g., Nenagh or Limerick Junction are distant), or Luas/DART stops are not directly accessible, necessitating reliance on private transport.

Details

Rural Lifestyle Amenities: While specific local amenities are not detailed, Dromineer is known for its waterside setting on Lough Derg, suggesting access to boating, fishing, and outdoor activities rather than urban conveniences.
Potential for Isolation: The 'Outside Dublin' designation and rural setting imply limited walkability to essential services like supermarkets, healthcare, or diverse educational facilities, likely requiring travel to nearby towns.
Hypothesis: The property's location in Dromineer, County Tipperary, suggests a focus on rural tranquility and leisure, with its value intrinsically linked to its scenic surroundings and potential for a high-end country retreat rather than its proximity to urban amenities or transport hubs.

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.