Lackamore, Portroe, Nenagh, Co. Tipperary, E45 C954
3 homes sold nearby. See what they went for — and what to bid on this one.
€595,000 · 6 Bed · 4 Bath · 421m² · Detached
Market Position
Below Typical Sale Prices
At €595,000, 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 · 18mo 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 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
3 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. Median anchored to size-similar transactions.
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 — size-adjusted.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
18 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 |
|---|---|---|---|
| Lisheen Portroe, Nenagh, Tipperary, Tipperary | 2025-07-11 | 350m² | |
| Glencrue, Portroe, Nenagh, Tipperary | 2023-11-01 | 290m² |
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 C1 Efficiency: With a C1 BER rating, annual energy costs for this 421m² property are estimated to be €2,500-€3,000, compared to €1,500-€2,000 for a B-rated property of similar size.
Size and Space: This 421m² detached property offers substantial living space, which is considerable compared to the smaller median sale prices seen in the wider 10km radius, suggesting it caters to a niche market seeking larger homes.
Value Optimization: Upgrading the BER from C1 to a B2 rating would likely cost €10,000-€15,000 and could potentially increase the property's value by €18,000-€25,000, presenting a clear opportunity for capital appreciation and reduced running costs.
Hypothesis: The significant size of this property, combined with its C1 BER rating, suggests that future value growth will be significantly influenced by the potential for energy efficiency upgrades, making it an attractive prospect for buyers focused on long-term cost savings and enhanced home comfort.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas or DART stops explicitly mentioned as serving Lackamore, Portroe, Nenagh directly, indicating a reliance on private transport for connectivity.
Local Services Access: While specific amenities are not detailed, the property's location outside Dublin suggests access to local primary schools, GP clinics, and a limited number of local shops and cafes within the Nenagh town area.
Family & Lifestyle Facilities: Without specific names, it's assumed that Portroe and Nenagh offer basic family services such as primary schools and potentially some local parks, but extensive lifestyle amenities like large shopping centres or diverse dining options would likely require travel to larger towns.
Hypothesis: The lack of specific public transport and the 'outside Dublin' designation strongly suggest that the value proposition of this property is heavily tied to its rural setting and associated peace, rather than commuter convenience or access to a wide array of urban amenities, meaning buyers prioritizing tranquility over connectivity will be the primary target demographic.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.