Mountbruis, Tipperary, Co. Tipperary, E34 A023
3 homes sold nearby. See what they went for — and what to bid on this one.
€175,000 · 2 Bed · 1 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €175,000, 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 · 12mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
12 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 |
|---|---|---|---|
| Ballynadruchilly, Lattin, Co Tipperary, Tipperary | 2024-05-17 | 140m² | |
| 5 Hillview, Kilross, Co Tipperary, Tipperary | 2025-06-27 | — |
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 Improvement Cost: Upgrading this property's G BER rating to a B2 could cost an estimated €10,000-€15,000 and potentially increase its value by €20,000-€25,000.
Size Efficiency: At 120m², this semi-detached home offers a reasonable size, but with only 2 bedrooms, it may not align with the typical demand for family homes in areas with more active markets, impacting its comparative value.
Value Optimization Potential: Investing in insulation, heating systems, and window upgrades for the G BER rating could yield significant returns, potentially moving it towards the €220,000-€240,000 value range if brought up to a C rating.
Hypothesis: The current G BER rating, while a significant drag on value and energy efficiency, presents a clear investment opportunity; properties in this area with similar size and bedroom count but a C-rated BER are likely achieving sale prices €20,000-€30,000 higher, suggesting a strong ROI for targeted energy upgrades.
Amenities
Limited Public Transport: Based on the location in Mountbruis, Tipperary, direct public transport links like specific bus routes or train stations are not readily available within immediate proximity, requiring travel to a nearby town for services.
Local Services Access: Access to amenities such as specific schools (e.g. Scoil na Tríonóide Naofa), healthcare (e.g. Tipperary University Hospital), and shopping centres (e.g. The Showgrounds Shopping Centre in Clonmel) would typically require car travel.
Rural Lifestyle Focus: The property's location suggests a focus on rural living, with walkability likely confined to local roads and green spaces rather than urban pedestrian infrastructure.
Hypothesis: The rural setting of Mountbruis, while offering a lower cost of entry compared to more connected areas, means that its future value appreciation will be heavily reliant on local infrastructure investment or improved transport links into larger employment hubs, which are currently lacking specific detailed public transport route information.
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.