17 Bunratty Castle Gardens, Bunratty, Hurlers Cross, Co. Clare, V95 E893
71 homes sold nearby. See what they went for — and what to bid on this one.
€252,000 · 3 Bed · 3 Bath · 103m² · Semi-D
Market Position
Below Typical Sale Prices
At €252,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
71 closed sales nearby · 21mo 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 €252,000, 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 €12,600 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €252,000, 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.
These signals interact — full analysis in report.
€12,600
That's what overbidding by just 5% on a €252,000 home costs you — before interest.
A €19 check before a €252,000 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 71 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
71 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 7.1% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
71
Transactions Analysed
Within 5.0km
21 months
Data Freshness
Most recent sale age
±19%
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 · 71 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Castle Gardens, Bunratty, Co Clare, Clare | 2025-03-04 | 100m² | |
| 47 Castle Gardens, Bunratty, Co Clare, Clare | 2025-08-01 | 100m² |
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 Energy Efficiency: The property has a C1 BER rating, which is reasonably efficient but offers room for improvement.
Cost-Effective Upgrades: Achieving a B2 BER rating from a C1 could cost an estimated €6,000-€9,000 and potentially increase the property's value by €10,000-€15,000.
Space Utilisation: With 103m² across 3 bedrooms and 3 bathrooms, the property offers a good balance of living space and amenities, but could be optimized for larger families or home offices.
Hypothesis: The C1 BER rating, while not poor, presents a tangible opportunity for value enhancement. Investing in targeted insulation and heating upgrades, estimated to cost between €6,000-€9,000, could yield a return of €10,000-€15,000 in increased property value and an annual saving of €400-€600 on energy bills compared to a D-rated property, making it an attractive proposition for value-conscious buyers.
Amenities
Transport Connectivity: Bunratty is served by Bus Eireann routes, providing connectivity to Ennis and Limerick, though specific route numbers are not detailed here.
Local Educational Facilities: The area benefits from nearby primary schools such as Bunratty National School and secondary schools in nearby towns like Ennis, providing accessible education options.
Leisure and Dining Options: Bunratty is renowned for its heritage attractions like Bunratty Castle and Folk Park, alongside several well-regarded restaurants and traditional pubs, enhancing lifestyle appeal.
Hypothesis: While specific public transport route numbers are not provided, Bunratty's strategic location with easy road access to Limerick (circa 20-minute drive) and Ennis suggests strong connectivity for car-dependent residents, which is a key driver of property desirability in rural areas. The abundance of local attractions and established amenities further solidifies its appeal as a desirable, albeit car-centric, residential location.
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.