Shanacloon, Clonakenny, Roscrea, Co. Tipperary, Clonakenny, Co. Tipperary, E53 YP08
2 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 2 Bed · 1 Bath · 66m² · Bungalow
Market Position
Limited Transaction Data
At €245,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 14mo 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 2 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
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 24% 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
€245,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
14 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clonakenny, Roscrea, Tipperary, Tipperary | 2025-01-23 | 66m² | |
| Loran, Roscrea, Tipperary, Tipperary | 2023-10-06 | 120m² |
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 Rating Impact: The C3 BER rating suggests potential for energy cost savings through upgrades; an investment of €8,000-€12,000 to achieve a B2 rating could increase property value by €15,000-€20,000.
Details
- Size vs. Market: At 66m², this 2-bedroom bungalow is smaller than the 3-bedroom median observed in the 100km radius (3 bedrooms) and the 10km radius (3 bedrooms), potentially impacting its appeal and value.
- Upgrade Opportunity: Given the C3 BER, focused insulation and heating system upgrades could potentially reduce annual energy costs by €400-€700 compared to an E-rated property, representing a tangible saving for future owners.
- Hypothesis: The C3 BER rating, combined with the property's smaller size (66m²) compared to the local median of 3 bedrooms, indicates a value proposition heavily reliant on the buyer's willingness to invest in upgrades to meet modern energy efficiency standards and potentially expand or reconfigure the living space to align with the 3-bedroom norm prevalent in the surrounding 10km and 100km market areas.
Amenities
Transport Isolation: There are no specific bus routes, train stations, Luas or DART stops mentioned within the provided data serving Shanacloon, Clonakenny, indicating limited public transport connectivity.
Details
- Limited Local Services: The raw data provides no specific information on educational facilities, healthcare access, shopping centres, or lifestyle amenities within a discernible radius of this rural address.
- Pedestrian Access Challenge: The property's rural location suggests limited walkability; without named local routes or nearby pedestrian infrastructure, daily errands and access to services would likely require private transport.
- Hypothesis: The absence of specific public transport routes and named local amenities in the provided data for Shanacloon, Clonakenny, suggests that property values in this area are driven primarily by the rural lifestyle appeal and are less influenced by traditional urban amenities like transport connectivity or proximity to schools, making it a niche market for buyers prioritizing seclusion.
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.