The Hollow, Shevry, Upperchurch, Thurles, Co. Tipperary, E41 P895
4 homes sold nearby. See what they went for — and what to bid on this one.
€250,000 · 3 Bed · 1 Bath · 120m² · Detached
Market Position
Priced Within Local Sold Range
At €250,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 22mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. Median anchored to size-similar transactions.
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 — size-adjusted.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
22 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| The Line, Shevry, Upperchurch, Tipperary | 2024-10-15 | 153m² | |
| Parochial House, Upperchurch, Thurles, Tipperary | 2024-04-24 | 150m² |
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 Upgrade Potential: With an 'F' BER rating, upgrading to a 'B2' would likely cost €10,000-€15,000 and could increase the property's value by €18,000-€25,000, offering a clear return on investment opportunity.
Size Efficiency: At 120m², this 3-bedroom, 1-bathroom detached house is reasonably sized, but the single bathroom configuration could be a limitation in attracting buyers accustomed to 2+ bathrooms in properties of this size, especially in the wider market where the median is 2 bathrooms.
Value Optimization: The significant gap between the estimated value (€117,190) and the asking price (€250,000) suggests that without substantial renovations and a BER upgrade, achieving the asking price is highly improbable, even with potential lifestyle appeal.
Hypothesis: The property's 'F' BER rating and single bathroom are significant detractors in the current market; a strategic investment in energy efficiency upgrades and a second bathroom could transform its market appeal and valuation, potentially bridging the €130,000 gap between its estimated value and current asking price over time.
Amenities
Limited Transport Links: There are no specific bus routes, train stations, Luas, or DART stations directly serving Upperchurch, Thurles, indicating a reliance on private transport and potential long travel times to major hubs like Limerick (approx. 1 hour drive) or Waterford (approx. 1.5 hour drive).
Local Amenities Scarce: Specific nearby educational facilities, healthcare access points, shopping centres, or family services are not detailed in the provided data for the immediate Upperchurch vicinity, suggesting a need for travel to Thurles (approx. 15-20 minute drive) for most services.
Rural Connectivity: The property's location in Shevry, Upperchurch, places it in a rural setting with limited walkability; actual walking routes and pedestrian infrastructure are not specified, implying a car-dependent lifestyle.
Hypothesis: The property's secluded rural location in Upperchurch, while offering a tranquil lifestyle, presents significant amenity and connectivity challenges. The lack of direct public transport and proximity to essential services means that future value growth will be heavily contingent on potential regional infrastructure development or a significant shift in buyer preference towards remote living that prioritizes quietude over convenience.
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.