Shanacloon, Clonakenny, Roscrea, 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 Improvement Opportunity: Upgrading the C3 BER rating to a B2 could cost an estimated €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €500-€1,000 compared to its current rating.
Details
- Compact Living Space: The 66.0m² size of this bungalow is smaller than the median of 3 bedrooms and 2 bathrooms found in the broader market (100km radius median beds: 3.0, median baths: 2.0), suggesting it may not meet the typical needs of larger families or those seeking more expansive living areas.
- Value Optimization Gap: The current asking price of €245,000 for a 2-bedroom, 1-bathroom, 66m² bungalow with a C3 BER rating is significantly misaligned with the €205,000 median sale price for properties within a 10km radius over 180 days, indicating a substantial valuation gap to be addressed.
- Hypothesis: Given the relatively low size and basic BER rating, and the significant asking price premium, this property's value optimization hinges on extensive renovation and modernization efforts, potentially transforming it into a niche offering for buyers prioritizing location over space, or requiring a substantial price reduction to reflect its current quality against local benchmarks.
Amenities
Limited Transport Connectivity: The property is located outside of Dublin, and specific local bus routes, train stations, Luas stops, or DART stations serving Shanacloon, Clonakenny, Roscrea, Co. Tipperary are not readily available in the provided data, suggesting potentially poor public transport access.
Details
- Remote Lifestyle Amenities: Within a 50km radius, the median sale price is €258,000, indicating a more rural setting where specific named restaurants, cafes, or parks in the immediate vicinity of E53YP08 are not detailed in the data, suggesting a focus on a quieter, less amenity-rich lifestyle.
- Rural Educational Access: The absence of specific school names, colleges, or universities mentioned for the immediate area implies that educational facilities likely require travel to larger towns or further afield, which could impact family appeal.
- Hypothesis: The property's rural location suggests that its future value will be heavily influenced by any proposed infrastructure development, such as improved road networks or public transport links to larger service centers like Roscrea town, which could significantly enhance its accessibility and appeal to a broader buyer 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 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.