Woodrooffe, Clonmel, Co. Tipperary, E91 C862
4 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 6 Bed · 4 Bath · 218m² · Detached
Market Position
Below Typical Sale Prices
At €425,000, 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.
4 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 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. 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
4
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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Nicholastown, Grange, Clonmel, Tipperary | 2024-09-19 | 388m² | |
| The Old Rectory, Newchapel, Clerihan Clonmel, Tipperary | 2025-07-07 | 263m² |
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 C3 Cost Savings: While a C3 BER rating is respectable, upgrading to a B2 could cost €8,000-€12,000 and potentially increase property value by €15,000-€20,000, while reducing annual energy costs by an estimated €500-€900 compared to typical D-rated homes.
Details
- Generous Size Advantage: With 218m² of living space across 6 bedrooms and 4 bathrooms, this property significantly exceeds the median 3-bedroom, 2-bathroom configuration common in the 100km market, offering substantial space.
- Value Optimization Opportunity: The discrepancy between the €625,181 estimated value and the €425,000 asking price highlights a substantial opportunity for value optimization, with potential to recoup upgrade costs and achieve full market valuation.
- Hypothesis: Given the property's considerable size advantage and C3 BER rating, strategic investments in energy efficiency upgrades (e.g., insulation, heat pump installation) could unlock a premium of €15,000-€20,000 per upgrade point, pushing its value closer to the higher end of comparable larger homes.
Amenities
Local Transport Links: While specific routes aren't listed, Clonmel is served by Bus Éireann services, connecting residents to regional hubs like Waterford and Cork, and is within reasonable driving distance of major road networks.
Details
- Local Educational Facilities: Clonmel offers a range of educational options including Presentation Primary School, Gaelscoil Cluain Meala, and Coláiste Chluan Meláin, providing comprehensive schooling for families.
- Healthcare and Retail Access: Residents have access to Tipperary University Hospital in Clonmel for healthcare needs, alongside a variety of shopping options including domestic retailers and local boutiques.
- Hypothesis: The property's rural-leaning location, indicated by the 'Outside Dublin' classification, suggests that while regional connectivity via Bus Éireann exists, private vehicle ownership is likely essential for efficient access to a wider array of amenities and employment centers.
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.