Macreary, Carrick-On-Suir, Co. Tipperary, Ahenny, Co. Tipperary, E32 YP03
3 homes sold nearby. See what they went for — and what to bid on this one.
€260,000 · 2 Bed · 2 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €260,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 11mo 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. Filters broadened to increase sample size.
Asking price aligns with the median transaction level.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
11 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 |
|---|---|---|---|
| Mullagh, Deerpark, Carrick On Suir, Tipperary | 2023-10-16 | — | |
| The Blue House, Skough, Carrick On Suir, Tipperary | 2025-07-24 | — |
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 Investment Opportunity: With a B BER rating, potential upgrades to an A rating could incur costs of €5,000-€8,000, potentially increasing the property's value by €10,000-€15,000 and reducing annual energy costs by €500-€800 compared to a D-rated property.
Details
- Space Efficiency: The property offers 120m² of living space with 2 bedrooms and 2 bathrooms, fitting the 'Large' size category but is configured with fewer bedrooms than the median 3 bedrooms observed within a 100km radius.
- Value Optimization: Given the 2-bedroom configuration, optimizing value may involve marketing it towards couples or downsizers rather than families, as the median number of bedrooms within 100km is 3, suggesting a potential mismatch for larger households.
- Hypothesis: The B BER rating, while good, represents a mid-tier performance; investing in further energy efficiency upgrades to achieve an A rating could unlock a significant portion of the value gap observed in the 'Location Premium' category, particularly if combined with a strategic repositioning of the property's appeal towards the prevalent 3-bedroom market.
Amenities
Limited Transport Connectivity: The provided data does not list specific bus routes, train stations, Luas, or DART stops serving Macreary, Carrick-On-Suir, Ahenny, indicating potential reliance on private transport for wider connectivity.
Details
- Undisclosed Local Services: Specific details on local schools, healthcare, shopping centres, and family services within a defined radius are not provided in the raw data, hindering a comprehensive assessment of lifestyle amenities.
- Low Walkability Data: There is no information on specific walking routes or pedestrian infrastructure around the property, making it difficult to assess walkability and access to local services.
- Hypothesis: The lack of specific transport and amenity data for this rural location suggests that its appeal may be heavily reliant on its natural surroundings and potential for a secluded lifestyle, with connectivity to larger towns like Carrick-on-Suir being the primary, albeit unquantified, driver for market appeal.
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.