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 · 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 €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
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 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.
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
10 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.
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.
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 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.