Main St., Ballingarry, Thurles, Co. Tipperary, E41 E1R9
2 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 4 Bed · 4 Bath · 245m² · Semi-D
Market Position
Limited Transaction Data
At €165,000, we cannot reliably position this property — only 2 comparable closed sales were found within 3.0km. More local transactions are needed before the data can support a market position estimate.
2 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 2 comparable transactions within 3.0km over the past 24 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
2 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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
2
Transactions Analysed
Within 3.0km
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Oakwood, Ballingarry Upper, Thurles, Tipperary | 2024-11-20 | — | |
| Main St, Balligarry, Thurles, Tipperary | 2024-11-12 | 98m² |
Transactions within a 3.0km radius and 24-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 Improvement Opportunity: Upgrading the F-rated BER to a C1 would likely cost between €10,000 and €15,000 and could increase the property's value by €18,000 to €25,000, representing a solid investment.
Size Advantage: With 245.0m² of space, this property is significantly larger than the typical offering, providing ample room for its 4 bedrooms and 4 bathrooms.
Value Optimization: The F BER rating suggests potential for significant energy cost savings through insulation and heating upgrades, which would also enhance the property's market appeal and long-term value.
Hypothesis: Investing approximately €12,000 to upgrade the BER from F to C1 could unlock an additional €20,000 in market value, creating an immediate equity gain and reducing annual energy expenditure by an estimated €1,000-€1,500 compared to its current rating.
Amenities
Transport Connectivity: Ballingarry is served by Bus Éireann routes, with Route 365 providing a link to Thurles town which has a train station, offering connections to larger urban centers.
Local Services: The property is located on Main St., Ballingarry, implying proximity to local shops, potentially including a pharmacy and post office, indicative of a community-focused village center.
Educational Access: While specific schools aren't listed, Ballingarry typically has a local primary school, and secondary education options would be available in nearby Thurles, such as Colaiste Mhuire.
Hypothesis: The reliance on Bus Éireann Route 365 for public transport to Thurles train station means a journey to Dublin would likely involve multiple transfers and a significant travel time, positioning this property as more suitable for those seeking a rural lifestyle with occasional trips to urban centers rather than daily commuting.
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.