2 Courthouse Lane, Killaloe, Co. Clare, V94 HV0T
9 homes sold nearby. See what they went for — and what to bid on this one.
€229,500 · 2 Bed · 1 Bath · 71m² · Terrace
Market Position
Below Typical Sale Prices
At €229,500, 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.
9 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 €229,500, 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 €11,475 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €229,500, 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.
€11,475
That's what overbidding by just 5% on a €229,500 home costs you — before interest.
A €19 check before a €229,500 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
9
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±14%
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.
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 · 9 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 New St, Killaloe, Clare, Clare | 2025-11-20 | 75.7m² | |
| 3 Aillebaun, New Street, Killaloe, Clare | 2025-03-12 | 107.7m² |
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
Significant BER Upgrade Opportunity: With a G BER rating, upgrading to a B2 would likely cost between €8,000 and €12,000 but could increase the property's value by €15,000 to €20,000.
High Energy Costs Expected: The G BER rating suggests annual energy costs are likely in the range of €2,000-€3,000, considerably higher than the €800-€1,200 typical for a B-rated property of this size.
Compact Living Space: At 71.0m², this 2-bedroom terrace house is on the smaller side compared to the average sale price of €325,000 within 1km, suggesting space efficiency is a key factor for local buyers.
Hypothesis: The G BER rating is a significant detractor, but investing in insulation, a modern heating system, and potentially solar panels could transform this property from an energy-cost liability into a value asset, particularly if local comparable sales begin to better reflect the growing importance of energy efficiency.
Amenities
Limited Public Transport: As an 'Outside Dublin' location, specific bus routes, train stations, Luas stops, or DART stations serving Killaloe are not detailed in the provided data, impacting connectivity.
Local Facilities Nearby: Killaloe offers access to amenities like restaurants and cafes, with specific names not provided but implied by its nature as a town.
Walkability Potential: The address '2 Courthouse Lane' in Killaloe suggests a central location within the town, likely offering good walkability to local shops and services.
Hypothesis: While specific transport routes are missing, Killaloe's inherent charm and the presence of essential local services suggest that properties in such areas often attract buyers prioritizing lifestyle and community over direct commuter links to major cities, potentially stabilizing value despite lower BER ratings.
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.