Main Street, Ballingarry, Co. Tipperary, E41 N523
2 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 2 Bath · 126m² · Semi-D
Market Position
Limited Transaction Data
At €245,000, 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 · 20mo 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 aligns with the median of comparable sales.
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
20 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 |
|---|---|---|---|
| Main St, Balligarry, Thurles, Tipperary | 2024-11-12 | 98m² | |
| 13 Oakwood, Ballingarry Upper, Thurles, Tipperary | 2024-11-20 | — |
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 Investment Opportunity: With a C2 BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a positive return on investment.
Energy Cost Differential: A C2 BER rating likely results in annual energy costs of approximately €1,500-€1,900, compared to €800-€1,200 for a B-rated property of similar size.
Size and Configuration: At 126m² with 3 bedrooms and 2 bathrooms, this property offers a practical and in-demand configuration for many family types.
Hypothesis: The C2 BER rating, while not poor, represents a tangible opportunity for a new owner to improve energy efficiency and add value, suggesting that buyers prioritizing long-term running costs and sustainability may overlook this property in favour of higher-rated homes unless the price discount is significant.
Amenities
Connectivity Gaps: As Ballingarry, Co. Tipperary is not directly served by specific bus routes like Dublin Bus 25, 66, 67, or Luas/DART, residents will likely require private transport for most journeys.
Limited Local Services: Without specific names of supermarkets, primary schools like St. Mary's, or healthcare facilities like Connolly Hospital mentioned as being in Ballingarry, access to essential services may require travel.
Rural Lifestyle Focus: The property's location in Ballingarry suggests a focus on rural living, with walkability likely centred around village streets rather than extensive pedestrian networks or large parks.
Hypothesis: The lack of specific, readily available public transport and major amenities in Ballingarry suggests that properties here are primarily valued for their rural setting and tranquility, with a likely dependence on nearby larger towns for comprehensive services, which could limit buyer appeal for those seeking urban convenience.
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.