Toureen, Cahir, Bansha, Co. Tipperary, E21 HP76
3 homes sold nearby. See what they went for — and what to bid on this one.
€305,000 · 3 Bed · 1 Bath · 120m² · Bungalow
Market Position
Significantly Above Local Sales
At €305,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 11mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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.
Financial Exposure · 41% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€305,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
11 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 |
|---|---|---|---|
| Ballymorris, Bansha, Co Tipperary, Tipperary | 2025-07-29 | 40m² | |
| Kilmoyler, Cahir, Tipperary, Tipperary | 2024-01-08 | — |
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 Improvement Opportunity: Upgrading the D2 BER rating to a B2 could cost an estimated €8,000-€12,000 but is projected to increase the property's value by €15,000-€20,000, representing a solid investment.
Energy Cost Discrepancy: The current D2 BER rating likely results in annual energy costs of €1,800-€2,200 for a 120m² property, compared to an estimated €800-€1,200 for a similarly sized B-rated property.
Space Efficiency: The 120m² bungalow with 3 bedrooms and 1 bathroom offers a standard layout for its size, though a second bathroom could enhance market appeal and potentially add 5-10% to its value.
Hypothesis: Properties with lower BER ratings (D2 in this case) are experiencing a growing discount compared to higher-rated homes in this region, and this gap is projected to widen by an additional 2-3% annually due to increasing energy costs and a greater focus on sustainability.
Amenities
Transport Connectivity: While specific routes are not detailed for Toureen, Bansha, residents typically rely on regional bus services connecting to larger towns like Cahir and Clonmel, with the nearest significant train station being Limerick Junction (approx. 20km).
Local Services Access: The property is situated in a rural setting near Bansha village, which offers essential services, with Cahir town (approx. 8km) providing a wider range of shopping options including supermarkets and retail outlets.
Healthcare and Education: Access to healthcare would likely involve local GPs in Bansha or Cahir, with larger hospitals such as University Hospital Limerick or South Tipperary General Hospital requiring travel. Primary education is available in Bansha National School, with secondary options in Cahir.
Hypothesis: The value of properties in this specific rural location is heavily influenced by their proximity to larger service hubs like Cahir, with a demonstrable premium of 5-8% for homes within a 15-minute drive of a town offering comprehensive retail and healthcare facilities.
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.