Main Street, Golden, Co. Tipperary, E25 N283
3 homes sold nearby. See what they went for — and what to bid on this one.
€85,000 · 3 Bed · 1 Bath · 74m² · Terrace
Market Position
Below Typical Sale Prices
At €85,000, 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 · 17mo 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 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
3 verified closed sales within 3.0km · 24 months. Filters broadened to increase sample size.
Asking price is positioned below the median transaction level, 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
3
Transactions Analysed
Within 3.0km
17 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 |
|---|---|---|---|
| 1 Ard Mhuire, Golden, Cashel, Tipperary | 2024-06-21 | 89m² | |
| 3 Radlare Alainn, Golden, Cashel, Tipperary | 2025-07-18 | 62.2m² |
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
Significant BER Upgrade Potential: With a G BER rating, upgrading to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000.
Details
- Costly Energy Inefficiency: A G-rated BER suggests annual energy costs could be €1,800-€2,200, significantly higher than the €800-€1,200 typical for B-rated properties of similar size.
- Compact Footprint: The property offers 74.0m² of living space, which is within the 'Medium' size category, but its 3-bedroom, 1-bathroom configuration may limit its appeal in markets favouring more bathrooms.
- Hypothesis: The current G BER rating implies an energy performance gap where inefficient heating and insulation contribute to significantly higher running costs; a strategic investment in a heat pump, improved insulation (attic/walls), and triple-glazed windows could recoup 150-200% of the upgrade cost through increased property value and reduced energy expenditure within 5 years.
Amenities
Limited Direct Public Transport: Golden, Co. Tipperary, is not directly served by major bus routes like Dublin Bus or dedicated train/Luas/DART lines, requiring significant travel to access these.
Details
- Localised Services: The immediate area offers basic local services, but access to larger supermarkets, varied retail, or specialized healthcare facilities like hospitals (e.g., South Tipperary General Hospital, over 30km away) would necessitate travel.
- Rural Connectivity Focus: The area's lifestyle amenities are likely community-focused, with potential for local shops, cafes, and community centres, but lacks the density of urban services found closer to major centres.
- Hypothesis: The lack of direct public transport links and reliance on private vehicles for access to amenities suggests that future infrastructure development, such as an extension of regional bus services connecting Golden to larger towns like Cashel or Clonmel, could significantly boost property desirability and value in this area.
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.