The Miners Cottage, Ballinastick, Coalbrook, Thurles, Co. Tipperary, E41 YT95
3 homes sold nearby. See what they went for — and what to bid on this one.
€255,000 · 6 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Below Typical Sale Prices
At €255,000, this home is priced below what similar properties sold for in the area. Favourable entry conditions — but consider a structural survey before committing. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 18mo 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 3 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
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions.
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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
18 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Broomhill, Killenaule, Thurles, Tipperary | 2025-01-14 | — | |
| Knockabritta, Killenaule, Tipperary, Tipperary | 2024-11-25 | 172m² |
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
Energy Efficiency Investment: A C3 BER rating suggests potential for significant energy cost savings through upgrades; improving to a B2 rating could cost approximately €8,000-€12,000 and potentially increase property value by €15,000-€20,000, offering a good return on investment.
Generous Living Space: At 120m², this 6-bedroom cottage offers a substantial footprint, which is favourable for larger families or those seeking ample living and potential development space.
Value Optimization Opportunity: With one bathroom for six bedrooms, an essential upgrade would be to add at least one more bathroom, a project likely costing €7,000-€15,000 per bathroom, significantly enhancing the property's liveability and market appeal.
Hypothesis: The current configuration of 6 bedrooms to 1 bathroom suggests a historical use or design that prioritised sleeping accommodation over modern living comfort, implying that buyers will factor in the cost of at least one additional bathroom, which could be offset by the potential for increased rental yield or resale value if executed strategically.
Amenities
Limited Public Transport: The location in Ballinastick, Coalbrook, Thurles, Co. Tipperary, suggests very limited direct public transport options; no specific bus routes, train stations, Luas, or DART are readily identifiable as serving this immediate rural area.
Localised Services: Access to primary healthcare, extensive retail, and tertiary education would likely require travel to Thurles town, which offers a range of supermarkets (e.g., SuperValu, Aldi), secondary schools (e.g., Presentation Convent, St. Joseph's College), and health facilities (e.g., Thurles Primary Care Centre).
Rural Lifestyle Focus: The property's location points towards a lifestyle centered around a more rural setting, with potential for local walks and outdoor activities rather than urban amenities; specific parks or gyms would need to be sought in the nearest towns like Thurles.
Hypothesis: The property's remote rural setting, indicated by the lack of specific public transport links in the immediate vicinity, suggests that car dependency is essential, making it less appealing for commuters or those prioritizing walkability to urban services and more attractive to buyers seeking a quieter, rural lifestyle with the understanding that amenities require travel.
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.