20 Cluainin, Tullyvarraga, Shannon, Co. Clare, V14 V839
9 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 3 Bed · 3 Bath · 113m² · Semi-D
Market Position
Priced Within Local Sold Range
At €335,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 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 sits marginally above the median of comparable sales. 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
±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.
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 |
|---|---|---|---|
| 46 Cluainin, Shannon, Clare, Clare | 2025-11-20 | 113.2m² | |
| 15 Cronan Gardens, Shannon, Clare, Clare | 2025-09-12 | 84m² |
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
High BER Efficiency: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, compared to €1,800-€2,200 for similar-sized D-rated properties, offering annual savings of €1,000-€1,400.
Generous Space: Measuring 113m², the property offers a comfortable living space, which is 2.5% larger than the median size of properties sold within 1km (assuming average for 3-bed semi-detached).
Value Optimization: Given the A3 BER, further significant value increases from energy upgrades are unlikely; the focus should be on interior finishes and potential extensions to maximize value, as major BER improvements are already achieved.
Hypothesis: While the A3 BER offers significant energy cost savings, the presence of 3 bathrooms for 3 bedrooms suggests a potential over-specification in sanitary ware relative to a typical family layout, which might be a minor deterrent for buyers prioritizing living space over bathrooms in this size bracket.
Amenities
Connectivity Options: While specific route numbers are not provided, Shannon is served by Bus Éireann, connecting to Limerick and Ennis, and is in proximity to Shannon Airport for wider travel.
Local Services: The area benefits from proximity to essential services such as primary schools like St. Senan's National School and secondary schools, along with the University of Limerick within a reasonable commuting distance.
Retail and Leisure: Nearby amenities include Skycourt Shopping Centre in Shannon, offering a range of retail outlets and supermarkets, alongside local parks and sports facilities for recreational activities.
Hypothesis: The development plans for Shannon, including potential enhancements to public transport and local infrastructure, are likely to increase the attractiveness of areas like Tullyvarraga, potentially driving demand and property values due to improved connectivity and amenity access.
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.