21 Ard Clar, Old Ballindine Road, Claremorris, Co Mayo, Claremorris, Co. Mayo, F12 C4V9
8 homes sold nearby. See what they went for — and what to bid on this one.
€350,000 · 4 Bed · 3 Bath · 155m² · Detached
Market Position
Priced Within Local Sold Range
At €350,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 2.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 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 €350,000, 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 €17,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €350,000, 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.
€17,500
That's what overbidding by just 5% on a €350,000 home costs you — before interest.
A €19 check before a €350,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €350,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
8 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 size-adjusted median, 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
8
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±15%
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 1 Clareville, Claremorris, Mayo, Mayo | 2024-12-19 | 136m² | |
| 23 Springdale, Claremorris, Co Mayo, Mayo | 2024-12-13 | 120.8m² |
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
BER Improvement Potential: Upgrading the C3 BER rating could cost €6,000-€10,000 and potentially increase the property's value by €10,000-€15,000, with estimated annual energy savings of €800-€1,200 compared to D-rated properties.
Details
- Generous Size: With 155m² of living space and 4 bedrooms, this detached property offers a good size for families, exceeding the median of 3 bedrooms and 2 bathrooms within a 10km radius.
- Value Optimization: While the property is well-sized, aligning its BER with the local market standard (where C ratings are common but B ratings are increasingly preferred) and ensuring modern kitchen/bathroom finishes could optimize its market value by an estimated 3-5%.
- Hypothesis: The C3 BER rating, while common, presents a clear opportunity for value enhancement; investing in insulation and potentially upgrading the heating system to achieve a B2 rating (estimated €8,000-€12,000 investment) could not only provide immediate annual savings of €1,000-€1,500 but also significantly boost its resale appeal and command a price premium of €15,000-€20,000 in this market where energy efficiency is gaining traction.
Amenities
Transport Connectivity: While specific bus routes serving Claremorris are not detailed, the location outside Dublin implies reliance on regional bus services and potentially the national rail network via Claremorris train station.
Details
- Local Services: Claremorris town offers a range of amenities including primary and secondary schools like Gaelscoil uí Cheallaigh and Coláiste Chraobh Rua, alongside supermarkets such as Tesco and SuperValu, and healthcare facilities like the Sacred Heart Hospital.
- Walkability: The property's location on Old Ballindine Road suggests a semi-rural setting, with walkability likely focused on local country roads rather than extensive pedestrian infrastructure or immediate access to town centre amenities.
- Hypothesis: The value proposition of this property, located outside Dublin but within a 5km radius of Claremorris town centre, will be significantly influenced by the quality and frequency of public transport connections to larger employment hubs and the ongoing development of local infrastructure projects, such as potential upgrades to the N17 road, which could improve commuter times and enhance its appeal to a wider buyer pool.
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.