Tombricane, Borrisokane, Nenagh, Co. Tipperary, Borrisokane, Co. Tipperary, E45 PN79

0 homes sold nearby. See what they went for — and what to bid on this one.

€399,500 · 5005 Bed · 3 Bath · 286m² · Detached

Statistical analysis of transaction data. Does not consider your financial position, borrowing capacity, or personal circumstances. Terms.

Market Position

Limited Transaction Data

At €399,500, 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.

Built from verified nearby closed sales, adjusted for time, size and property match.
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.

Property & Area Checks

Flood exposure, nearby development activity, and local signals that could affect value or bidding pressure.

Pending Planning Applications

5pending nearby

Nearest: 1614m from this property

1 material development within 200m

14 total on record · 8 granted · 1 refused

Flood Exposure Check

Cross-references flood extent mapping, historical flood events, and study area classification for this location.

What Buyers Actually Paid Nearby

10 closed sales within 3km · 36 months. Similar homes: type match.

Asking €399,500 sits below the typical range for similar closed sales.

Filters broadened (size, beds) to increase sample size.

Asking €399,500LowTypical range (adjusted)Median (adjusted)

Sales adjusted to match this listing (size + date). This is the dataset behind your bid strategy.

Adjusted median

12-month rolling

Typical Range

P25–P75

Asking position

Low

vs. closed sales

Filters: 3km · 36m · type-matched · Unlock to adjust

Statistical Confidence · Low

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

Full methodology →

Local Market Notes

Property Quality

Energy Efficiency Advantage: With a C2 BER rating, this property offers good energy efficiency, potentially resulting in annual energy costs of €1,400-€1,800 for a property of this size, saving approximately €400-€800 annually compared to D-rated properties.

Details

Generous Proportions: Spanning 286m², this property is exceptionally large, offering significantly more living space than the median 3-bed, 2-bath configuration seen in properties sold within a 20km radius.
Ample Bathroom Provision: Featuring 3 bathrooms, this property is well-equipped for a large household, exceeding the median of 2 bathrooms found in properties sold within the 5km, 10km, and 20km radii.
Hypothesis: The substantial size (286m²) and good BER rating (C2) of this property, combined with its high asking price, suggest it's positioned as a premium offering in a rural market where larger, more efficient homes are becoming increasingly sought after by buyers looking for long-term family residences.

Amenities

Rural Connectivity: Located in Borrisokane, transport links primarily rely on road networks, with Bus Éireann Route 323 offering connections to Nenagh and Portumna, and Local Link Tipperary providing demand-responsive services for broader local travel.

Details

Educational Access: The area benefits from local educational facilities including Borrisokane Parochial National School and Gaelscoil Bhorrisokane for primary education, along with Borrisokane Community College for secondary students.
Essential Local Services: Borrisokane village provides essential amenities such as Molloy's Pharmacy Borrisokane and general practice services at Borrisokane Health Centre, with Nenagh General Hospital located approximately 20km away for acute care.
Hypothesis: The property's rural setting at Tombricane, while offering peace and space, implies a strong reliance on private transport for daily amenities and commuting, suggesting that buyers will primarily value the quiet lifestyle over immediate walkability to commercial or public transport hubs.

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.