2 Strand Holiday Homes, Kilkee, Kilkee, Co. Clare, V15 EK58
1 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 2 Bath · 113m² · Townhouse
Market Position
Limited Transaction Data
At €395,000, we cannot reliably position this property — only 1 comparable closed sale was found within 3.0km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 3.0km over the past 24 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.
Financial Exposure · 39% 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
€395,000
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
1
Transactions Analysed
Within 3.0km
20 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 22 Victoria Ct, Kilkee, Clare, Clare | 2024-10-04 | 80m² |
Transactions within a 3.0km radius and 24-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 C Rating: The 'C' BER rating suggests potential for energy efficiency improvements, with upgrades from 'C' to 'B2' potentially costing €7,000-€10,000 and increasing property value by €12,000-€18,000.
Spacious Layout: At 113m², this 4-bedroom, 2-bathroom townhouse offers a generous living space, exceeding the typical size expectations for townhouses in many established areas.
Value Optimization: Investing in targeted energy efficiency upgrades for the 'C' BER rating could recoup 150-200% of the upgrade cost through increased market appeal and potential future resale value.
Hypothesis: Despite the 'C' BER rating, the combination of a 4-bedroom layout and 113m² size positions this townhouse well against properties with lower BER ratings but fewer bedrooms, suggesting that the practical living space may outweigh minor energy efficiency deficits for a significant buyer segment.
Amenities
Coastal Location Amenities: Kilkee boasts direct access to Kilkee Beach and the Pollock Holes. Local eateries include Naughtons of Kilkee and The Old Dispensary.
Healthcare and Retail Access: Residents have access to Kilkee District Hospital and local pharmacies like Vaughan's Pharmacy, along with essential retail at SuperValu Kilkee.
Limited Public Transport: Public transport is primarily served by Bus Éireann routes such as the 446 to Kilrush and Limerick, with no nearby train stations or Luas/DART services.
Hypothesis: The strong appeal of Kilkee as a holiday and lifestyle destination, indicated by the presence of numerous restaurants and cafes, coupled with its coastal amenities, creates a demand profile that may be less reliant on extensive public transport connectivity and more focused on residential amenity value and local services.
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.