Mangan, Carrick-On-Suir, Grangemockler, Co. Tipperary, E32 EH30
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Significantly Above Local Sales
At €250,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 31mo 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 above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 33% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€250,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
31 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 |
|---|---|---|---|
| Lower Grange, Mullinahone, Tipperary, Tipperary | 2023-11-24 | — | |
| Carrighill, Windgap, Kilkenny, Kilkenny | 2025-03-14 | — |
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
Costly BER Upgrade: To improve the F-rated BER, upgrading to a B2 would likely cost €15,000-€20,000, potentially increasing the property's value by €25,000-€30,000, offering a strong return on investment.
Operational Energy Costs: The F BER rating suggests annual energy costs could range from €2,200-€2,800, compared to €900-€1,300 for a B-rated property of similar size, a difference of €1,300-€1,500 annually.
Space Efficiency: With 120.0m² and 3 bedrooms, this bungalow offers a reasonable living space, but a lack of a second bathroom could be a functional limitation for families, potentially impacting resale value.
Hypothesis: The current F BER rating, combined with a single bathroom, suggests that while the asking price is competitive, significant capital expenditure will be required to bring the property up to modern energy efficiency and functional standards expected by buyers, thus limiting immediate value growth.
Amenities
Limited Direct Transport: The immediate area is not served by specific named bus routes, train stations, or Luas/DART stops, suggesting a reliance on private transport for connectivity.
Basic Local Services: Access to specific schools, shops, and healthcare facilities requires travel, with no named amenities listed in the immediate vicinity of Mangan, Carrick-On-Suir, Grangemockler.
Rural Walkability: Walkability and pedestrian access are likely limited to rural roads, with no mention of dedicated walking routes or pedestrian infrastructure in the provided data for this specific location.
Hypothesis: The property's location outside of immediate town or village centres, coupled with a lack of specific public transport routes and local amenities, indicates that its appeal is primarily to buyers seeking rural tranquility, potentially limiting its market breadth and future price growth compared to properties with better connectivity.
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.