The Castle Country House, Two Mile Borris, Thurles, Co. Tipperary, E41 X9D8
0 homes sold nearby. See what they went for — and what to bid on this one.
€975,000 · 8 Bed · 9 Bath · 632m² · Detached
Market Position
Limited Transaction Data
At €975,000, 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
BER Rating Impact: The 'SI_666' BER rating, which is likely poor, suggests significant potential costs for energy efficiency upgrades; transitioning from a low rating (e.g., F) to a B2 could cost €15,000-€20,000 and add €25,000-€35,000 in value.
Size Efficiency: With 632m² of space and 8 bedrooms, the property is substantial; however, if local demand favors smaller, more manageable homes, the cost per habitable square meter might be less competitive.
Value Optimization: Given the property's estimated value of €917,399.62 and its large size, optimizing its appeal to a niche buyer who values grandeur and space could be more fruitful than attempting broad market appeal.
Hypothesis: The substantial size and likely poor BER of 'The Castle Country House' indicate that its value proposition is geared towards a very specific buyer profile, and significant investment in renovations, particularly in energy efficiency and modernizing, will be crucial to unlock its full potential market value.
Amenities
Transport Connectivity: Two Mile Borris is served by Bus Éireann routes 394 and 55, providing limited direct links to Thurles town centre (approximately 6km away) and further afield, with no direct rail access within immediate proximity.
Local Services: The immediate area around Two Mile Borris offers basic amenities, with Thurles town providing access to St. Mary's Hospital, Tesco, and Lidl, alongside secondary schools like Coláiste Mhuire and sports facilities.
Rural Lifestyle Appeal: While amenities are concentrated in Thurles, the property's location offers access to countryside walks and a quieter lifestyle, with local cafes and traditional pubs likely forming the core of community interaction.
Hypothesis: The property's rural location, while appealing for privacy, presents a significant reliance on private transport due to limited direct public transport links to major amenities, suggesting that buyers seeking convenience will need to factor in increased travel time and costs for daily needs.
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.