12 Suan Na Mara, Carrigaholt, Co. Clare, V15 RD45
10 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 4 Bed · 3 Bath · 128m² · Detached
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €220,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 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 below the median of comparable sales, suggesting favourable entry conditions. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 5.0km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12 Suan Na Mara, Carrigaholt, Co Clare, Clare | 2025-12-16 | 128.5m² | |
| 15 Suan Na Mara, Carrigaholt, Clare, Clare | 2023-12-13 | 126.4m² |
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 property value by €15,000-€20,000, presenting a clear investment opportunity.
Current Energy Costs: With a D2 BER, estimated annual energy costs for this 128m² property are likely between €1,800-€2,200, compared to €800-€1,200 for a similar-sized property with a B2 rating.
Configuration Mismatch: While the property offers 4 bedrooms and 3 bathrooms (larger than the median of 3 beds and 2 baths within 100km), its D2 BER rating is a significant detractor compared to the general market standard where 100% of BERs were unknown in the provided data, implying a need for substantial energy efficiency improvements.
Hypothesis: The D2 BER rating on a 4-bedroom property in Carrigaholt, Co. Clare, suggests a potential disconnect between the property's physical attributes and modern energy efficiency standards, implying that while the size is desirable, the environmental performance is a significant barrier that may require substantial investment to align with buyer expectations driven by broader market trends.
Amenities
Limited Transport Access: Carrigaholt is not served by any direct bus routes, train stations, Luas, or DART lines within reasonable proximity, indicating potential reliance on private transport.
Local Essentials: The nearest supermarket, likely a local shop, and basic amenities would be in Kilrush, approximately 15km away, requiring travel for most retail and services.
Rural Lifestyle: The property's location suggests a quiet, rural lifestyle with limited immediate access to diverse educational facilities, healthcare, or a wide range of restaurants and cafes, with major services likely in larger towns.
Hypothesis: The lack of public transport and proximity to essential services in Carrigaholt suggests that properties in this specific location are primarily attractive to buyers seeking a secluded rural retreat rather than those prioritizing convenience and connectivity, meaning its value proposition hinges on lifestyle appeal over accessibility.
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.