13 Millstream Court, Ennis, Co. Clare, Ennis, Co. Clare, V95 NN66
10 homes sold nearby. See what they went for — and what to bid on this one.
€177,500 · 2 Bed · 1 Bath · 52m² · Apartment
Market Position
Priced Above Local Sales
At €177,500, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
10 closed sales nearby · 9mo 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 €177,500, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €8,875 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €177,500, 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.
These signals interact — full analysis in report.
€8,875
That's what overbidding by just 5% on a €177,500 home costs you — before interest.
A €19 check before a €177,500 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
From €19 for your strategy on a €177,500 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 12% 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
€177,500
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±12%
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 |
|---|---|---|---|
| Apt 4, Millsread Court, Mill Rd, Clare | 2025-06-11 | 52.3m² | |
| 8 Mill House, Mill Rd, Ennis, Clare | 2025-03-10 | 66m² |
Transactions within a 1.5km radius and 18-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 Rating Impact: The C3 BER rating suggests potential annual energy cost savings of €400-€800 compared to properties with D or E ratings, but upgrading to a B2 rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Details
- Size Efficiency: At 52m², this 2-bedroom apartment offers a reasonable space-to-bedroom ratio, aligning with typical apartment configurations but potentially feeling compact for families.
- Value Optimization Potential: While the BER is C3, further investment in energy efficiency upgrades could yield a return on investment through increased property value and reduced running costs, especially considering the high percentage of properties selling above asking in the local market.
- Hypothesis: The C3 BER rating, while not poor, represents a tangible opportunity for value enhancement. Given the strong local market where properties consistently sell above asking, strategic energy efficiency upgrades could position this apartment to command a premium closer to the €280,000-€300,000 range seen in recent local sales, representing a potential upside of €100,000+.
Amenities
Transport Connectivity: Ennis town centre is served by Bus Éireann routes including 331 and 343, providing regional connectivity, and is a short drive from the Ennis train station offering services to Limerick and Galway.
Details
- Local Amenities Access: The property is located within proximity to essential services including Ennis General Hospital, numerous pharmacies like Boots, and a range of shopping options such as Dunnes Stores and the Clare Shopping Centre.
- Walkability & Lifestyle: Ennis boasts a walkable town centre with numerous cafes like the Knox Gift & Coffee Shop, restaurants such as Eldons Restaurant, and nearby green spaces like the walkway along the River Fergus, offering a good quality of life.
- Hypothesis: The presence of established transport links via Bus Éireann and the Ennis train station, coupled with a comprehensive array of local amenities within a walkable distance, suggests that properties in this locale are well-positioned for sustained demand, further supporting the potential for value appreciation if the property is brought to a higher quality standard.
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.