2 Atlantic View, Doonbeg, Kilkee, Co. Clare, V15 AH94
2 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 6 Bed · 7 Bath · 236m² · Detached
Market Position
Limited Transaction Data
At €475,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 22mo 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 2 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
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
Financial Exposure · 74% 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
€475,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
22 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Caherfeenick, Cree, Kilrush, Clare | 2023-12-08 | 151.4m² | |
| Shragh, Doonbeg, Co Clare, Clare | 2024-05-22 | 188m² |
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
Significant BER Advantage: With a B3 BER rating, this property offers a distinct advantage over properties with lower ratings; estimated annual energy cost savings compared to a D-rated property of similar size could range from €1,000 to €1,400.
Details
- Ample Living Space: The property offers 236m² of living space with 6 bedrooms and 7 bathrooms, exceeding the median of 3 bedrooms and 2 bathrooms found within 100km, providing exceptional space for a family or for hosting.
- Value Optimization Potential: While the property has a B3 BER rating, achieving an A2 rating would require an estimated investment of €8,000-€12,000 but could increase property value by €15,000-€20,000, presenting a clear opportunity for further value enhancement.
- Hypothesis: The outlier number of bathrooms (7) relative to bedrooms (6) and the overall size of the property suggests a potential design focus on en-suite facilities or guest amenities, which, while increasing comfort and luxury, might have a diminishing return on value per square meter compared to a more conventional bedroom-to-bathroom ratio in the broader market.
Amenities
Limited Local Public Transport: While located in Doonbeg, Kilkee, Co. Clare, the provided data does not indicate specific bus routes, train stations, Luas, or DART stops serving this immediate rural area.
Details
- Basic Local Services: Specific shops, supermarkets, and larger retail centres are not detailed, suggesting a reliance on driving for most amenities in this 'Outside Dublin' location.
- Potential for Scenic Lifestyle: Being in Doonbeg suggests access to coastal walks and the renowned Doonbeg Golf Club, offering lifestyle benefits often sought in rural settings, though specific parks or gyms are not listed.
- Hypothesis: The lack of specified public transport and retail data for Doonbeg, an area known for its coastal charm, suggests that its primary appeal to buyers is its natural beauty and relative seclusion, making it a destination for those seeking a quieter lifestyle rather than urban convenience, which could impact long-term property value appreciation against more connected locations.
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.