Stapletons Bar, Borrisoleigh, Co. Tipperary, E41 FC61
0 homes sold nearby. See what they went for — and what to bid on this one.
€400,000 · 5 Bed · 2 Bath · 292m² · Semi-D
Market Position
Limited Transaction Data
At €400,000, we cannot reliably position this property — no comparable closed sales were 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 0 comparable transactions 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.
Statistical Confidence · Low
0
Transactions Analysed
Within 1.5km
—
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
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
C2 BER Rating: The property has a C2 BER rating, which is a mid-range energy efficiency. Upgrading to a B2 rating would likely cost €8,000-€12,000 and could potentially increase the property's value by €15,000-€20,000, while improving annual energy cost savings compared to lower-rated properties.
Details
- Generous Size: With 292m² of living space and 5 bedrooms, this property offers significantly more space than the 3-bedroom median within a 100km radius, providing ample room for larger families or potential multi-functional use.
- Potential for Value Optimization: While the property is large, the C2 BER rating and two bathrooms for a five-bedroom house suggest potential for optimization through energy upgrades and potentially a bathroom enhancement to align with higher-value family homes.
- Hypothesis: The property's considerable size (292m²) offers significant potential for value enhancement through targeted renovations. Specifically, a focused upgrade to improve the BER rating from C2 to B2 and potentially adding a third bathroom could unlock an additional €30,000-€40,000 in market value, representing a return on investment that would significantly bridge the gap to its ambitious asking price.
Amenities
Limited Direct Transport: Borrisoleigh is not directly served by major train lines or Luas/DART services. Commuters would likely rely on local bus services, such as Bus Éireann routes which would require further investigation for specific route numbers and frequencies serving this exact location.
Details
- Local Services Focus: The area is likely served by essential local amenities such as shops, primary schools (e.g., Scoil Naomh Eoin), and local healthcare services, typical for a rural town, providing convenience for daily needs.
- Rural Connectivity: While not a major transport hub, Borrisoleigh offers a balance of rural living with access to regional towns like Thurles (approx. 15km) for broader shopping and healthcare facilities, with potential bus connections to these larger centres.
- Hypothesis: The property's location in Borrisoleigh, while offering a quieter lifestyle, presents a significant connectivity challenge for commuters to major urban centres. The lack of direct public transport links means that a premium could be placed on properties that offer excellent remote working capabilities or are situated closer to regional towns with better transport infrastructure, thus limiting the appeal for a broad buyer demographic unless commuting is not a priority.
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.