Villa Maria, Ballymacarbry, Clonmel, Co. Tipperary, E91 T211
3 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 2 Bath · 113m² · Bungalow
Market Position
Below Typical Sale Prices
At €295,000, 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 · 8mo 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 transaction level, 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
8 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 |
|---|---|---|---|
| 4 Deerpark View, Ballymacarbery, Waterford, Waterford | 2025-09-10 | — | |
| Sillaheen, Ballymacarbry, Co. Waterford, Waterford | 2023-07-14 | 370m² |
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 Opportunity: Upgrading this D2 BER-rated bungalow to a B2 could cost an estimated €8,000-€12,000 but is projected to increase its market value by €15,000-€20,000, offering a strong return on investment.
Details
- Size Efficiency: At 113m², this bungalow offers a comfortable living space, aligning with the median of 3 bedrooms and 2 bathrooms found in comparable sales within a 100km radius.
- Value Optimization Potential: With a D2 BER rating, the estimated annual energy costs are likely to be in the range of €1,800-€2,200, whereas similar-sized properties with B-rated BERs could achieve costs of €800-€1,200, presenting an immediate opportunity for cost savings and value enhancement through energy efficiency upgrades.
- Hypothesis: Given the D2 BER rating and the surrounding market where BER information is predominantly unknown, there is a significant opportunity to enhance property value and appeal by undertaking specific energy efficiency upgrades, potentially positioning this bungalow as a premium offering and commanding a higher price point compared to its current asking value, especially if such improvements are well-documented.
Amenities
Limited Direct Transport: The property's location in Ballymacarbry, Co. Waterford, is not directly served by specific bus routes, train stations, Luas, or DART lines mentioned in the provided data, implying reliance on private transport.
Details
- Local Service Access: While specific details are absent, the general area typically offers essential local services such as primary schools, local shops, and healthcare clinics common in rural Irish settings.
- Rural Connectivity: Connectivity to larger towns like Clonmel or Waterford City would likely involve multiple stages or longer travel times, suggesting that a car is essential for accessing a wider range of shopping, dining, and professional services.
- Hypothesis: The lack of direct public transport links and specific amenity data within the provided metrics for Ballymacarbry suggests a predominantly rural lifestyle, where property value appreciation might be more influenced by local infrastructure development initiatives or improvements in road connectivity to larger urban centers, rather than by existing public transport networks or a dense amenity landscape.
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.