Lorrha, Nenagh, Co. Tipperary, E45 NV63
4 homes sold nearby. See what they went for — and what to bid on this one.
€90,000 · 3 Bed · 1 Bath · 69m² · Bungalow
Market Position
Below Typical Sale Prices
At €90,000, 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.
4 closed sales nearby · 26mo 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. 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
4
Transactions Analysed
Within 5.0km
26 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 |
|---|---|---|---|
| Lorrha, Nenagh, Tipperary, Tipperary | 2024-09-04 | 91.1m² | |
| The Brambles, Lorrha, Neanagh, Tipperary | 2024-04-29 | 212.4m² |
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
Significant Upgrade Costs: With a G BER rating, upgrading to a B2 could cost approximately €15,000-€20,000, potentially increasing the property's market value by €25,000-€30,000 and reducing annual energy costs from an estimated €2,500-€3,000 to €1,000-€1,400.
Small Footprint Value: At 69m², this 3-bedroom bungalow offers a compact living space, potentially appealing to individuals or small families seeking manageable property sizes in a rural setting.
Condition Uncertainty: The G BER rating indicates a high likelihood of significant insulation, heating, and ventilation upgrades required, potentially costing in excess of €20,000 to bring to modern standards, impacting immediate post-purchase expenses and overall value optimization.
Hypothesis: The substantial cost required to rectify the G BER rating suggests a significant undervaluation in the asking price, implying that the market is pricing in the substantial renovation investment needed, and that the true market value will only be realized after these improvements are completed, transforming it into a more desirable, energy-efficient home.
Amenities
Limited Public Transport: This property is located in Lorrha, Nenagh, Co. Tipperary, E45NV63, with no direct Luas, DART, or immediate train station access; nearest public transport would likely involve local bus services (e.g., Bus Éireann routes serving Nenagh town) requiring significant travel time.
Rural Amenities: Key amenities are concentrated in Nenagh (approx. 10-15km drive), including primary and secondary schools (e.g., Nenagh College, St. Mary's Secondary School), supermarkets (e.g., Tesco, Dunnes Stores), and healthcare facilities (e.g., Nenagh General Hospital, local pharmacies).
Remote Lifestyle: The property's location offers a tranquil, rural lifestyle with access to local natural beauty, but lacks immediate walkability to shops, cafes, or restaurants; daily needs and services necessitate car travel to nearby towns.
Hypothesis: The property's rural isolation, evidenced by the lack of immediate public transport and the necessity for car travel to access most amenities, strongly suggests that its appeal and value are primarily tied to its serene environment and affordability, rather than convenience, meaning buyers are likely seeking a lifestyle choice over a commuter-friendly location.
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.