'Railway Cottage' Ballinteenoe, Carrigatoher, Nenagh, Co. Tipperary, E45 TY47
3 homes sold nearby. See what they went for — and what to bid on this one.
€125,000 · 1 Bed · 1 Bath · 33m² · Detached
Market Position
Significantly Above Local Sales
At €125,000, 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.
3 closed sales nearby · 15mo 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 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 · 31% 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
€125,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
15 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 |
|---|---|---|---|
| Ballycahane, Ballinahinch, Newport, Tipperary | 2025-01-20 | 58.3m² | |
| Windy Ridge, Gortlassobrien, Ballina, Tipperary | 2025-02-14 | — |
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
BER Deficit: With a G BER rating, significant investment is required to improve energy efficiency, with estimated costs for upgrades to a B2 rating potentially ranging from €8,000 to €12,000, which could increase property value by €15,000 to €20,000.
Small Footprint: The 33.0m² size of this 1-bedroom, 1-bathroom detached property is notably small, which may limit its appeal and marketability compared to larger, more conventional homes in the area.
Value Optimization: Addressing the G BER rating could unlock significant value, as the €15,000-€20,000 potential value increase from upgrades exceeds the property's asking price discount relative to its estimated value.
Hypothesis: The substantial disparity between the current G BER rating and the potential value uplift from energy efficiency improvements indicates that a strategic renovation focused on insulation, heating systems, and glazing could provide a return on investment far exceeding the initial outlay and the property's current market positioning.
Amenities
Transport Disconnect: Specific bus routes, train stations, Luas stops, or DART stations are not directly referenced as serving this specific rural location, suggesting limited public transport connectivity.
Local Services Gap: Without specific mentions of nearby schools, hospitals, pharmacies, or supermarkets in the provided data, the accessibility to essential services for this Ballinteenoe address appears to be limited, likely requiring travel.
Rural Lifestyle Isolation: The lack of named lifestyle amenities like restaurants, cafes, or parks in the immediate vicinity implies a predominantly rural setting that may appeal to those seeking tranquility but could be a deterrent for others.
Hypothesis: The property's rural location, indicated by the absence of specific public transport and essential service mentions, suggests that future value appreciation may be more heavily influenced by improved local infrastructure development or increased demand for rural living rather than established amenity-driven growth.
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.