Rockview, Nine-Mile-House, Carrick-on-Suir, Co. Tipperary, E32 AW98
3 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 2 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.
3 closed sales nearby · 32mo 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 · 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
3
Transactions Analysed
Within 5.0km
32 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 |
|---|---|---|---|
| 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
BER C3 Inefficiency: The C3 BER rating suggests annual energy costs are likely €1,600-€2,000, significantly higher than the €800-€1,200 for an A2-rated property of similar size.
Upgrade Opportunity: Improving the BER from C3 to B2 could cost €7,000-€10,000, potentially increasing the property's value by €12,000-€17,000 and reducing future energy bills.
Space Utilisation: A 120m² bungalow with 3 bedrooms and 2 bathrooms offers a comfortable living space, but the layout's efficiency for modern living could be assessed against local preferences for open-plan versus traditional configurations.
Hypothesis: Investments in improving the BER rating beyond C3, targeting a B1 or A2, could unlock significant capital appreciation and long-term cost savings, especially if comparable sold properties in the vicinity have higher energy efficiency ratings.
Amenities
Connectivity Limited: Nine-Mile-House is a rural area with no immediate access to Luas, DART, or train stations; nearest train station is Carrick-on-Suir (approx. 10km) and closest bus service is likely local rural routes with limited frequency.
Local Services Scarce: Essential amenities such as larger supermarkets, multiple schools, or a diverse range of restaurants and cafes are concentrated in Carrick-on-Suir (approx. 10km) or Clonmel (approx. 20km), requiring travel for most needs.
Healthcare Access: The closest significant healthcare facilities, such as South Tipperary General Hospital, are located in Clonmel (approx. 20km), necessitating car travel for advanced medical services.
Hypothesis: The property's value appeal will be significantly driven by buyers prioritising rural tranquility over immediate access to extensive amenities, as its location lacks the transport links and service density found in larger towns, which may limit its resale appeal to a broader demographic.
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.