St Kierans, The Pike, Rathcabbin, Co Tipperary/Co Offaly, R42 WV32
1 homes sold nearby. See what they went for — and what to bid on this one.
€650,000 · 17 Bed · 5 Bath · 850m² · Bungalow
Market Position
Limited Transaction Data
At €650,000, we cannot reliably position this property — only 1 comparable closed sale was found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 1.5km over the past 18 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.
Financial Exposure · 442% 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
€650,000
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
1
Transactions Analysed
Within 1.5km
7 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Pike, Rathcabbin, Co. Tipperary, Tipperary | 2025-09-16 | 850m² |
Transactions within a 1.5km radius and 18-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
Significant BER Upgrade Potential: The D2 BER rating indicates potential for substantial energy efficiency improvements; upgrading to a B2 rating could cost an estimated €8,000-€12,000 but could increase property value by €15,000-€20,000.
Details
- Expansive Size vs. Market: This 850m² bungalow is exceptionally large compared to the typical 3-bedroom properties with a median size of approximately 100-150m² sold within 100km, implying significant maintenance and heating costs.
- High Bed Count Opportunity: With 17 bedrooms, this property offers a unique opportunity for development into multi-unit accommodation or a large guesthouse, subject to planning permission, potentially optimizing its value beyond a single-family dwelling.
- Hypothesis: Given the D2 BER and exceptionally large size, a strategic focus on subdividing and renovating specific wings for rental income could unlock significant value, bypassing the high cost of full property renovation and leveraging the extensive bedroom count.
Amenities
Limited Local Transport: There are no specific bus routes, train stations, Luas, or DART stops mentioned as serving Rathcabbin directly within the provided data, indicating a reliance on private transport.
Details
- Remote Educational Access: Specific schools, colleges, or universities are not detailed for Rathcabbin, suggesting that educational facilities would likely require travel to larger towns.
- Scarcity of Nearby Retail: Without specific shop or supermarket names listed for Rathcabbin, residents likely need to travel to access a range of shopping and retail amenities.
- Hypothesis: The lack of specific local amenities in the provided data suggests that the primary value proposition of this property lies in its potential for a secluded rural lifestyle or a specific development purpose, rather than its convenience to established urban services.
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.