3 Cluain Fia, Crusheen, Ennis, Co Clare, V95 Y2PA
9 homes sold nearby. See what they went for — and what to bid on this one.
€295,000 · 3 Bed · 3 Bath · 113m² · Semi-D
Market Position
Priced Within Local Sold Range
At €295,000, this home is priced within the typical range of 9 recent closed sales nearby. There's room to negotiate — seller leverage is 5.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
9 closed sales nearby · 24mo 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 €295,000, 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 €14,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €295,000, 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.
€14,750
That's what overbidding by just 5% on a €295,000 home costs you — before interest.
A €15 check before a €295,000 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 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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 5.0km
24 months
Data Freshness
Most recent sale age
±7%
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 |
|---|---|---|---|
| 24 Cluain Fia, Crusheen, Co Clare, Clare | 2024-03-08 | 112m² | |
| 10 Inchicronan, Crusheen, Co Clare, Clare | 2023-10-30 | 123.4m² |
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
BER Advantage: With an A3 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size in the area.
Space Efficiency: This 113m² semi-detached home with 3 bedrooms and 3 bathrooms offers a good balance of living space, comparing favourably to many 3-bed properties that may have fewer bathrooms within the local market.
Value Optimization: The property's A3 BER rating positions it well for future energy price increases, representing a capital advantage of approximately €10,000-€14,000 compared to similar properties with D-rated BER, reflecting immediate savings and market appeal.
Hypothesis: Upgrading this A3 BER property to an A1 rating, which could cost €3,000-€5,000 for minor enhancements, might not yield a proportional increase in sale price given the already high rating, but it would further solidify its position as a top-tier energy-efficient home, potentially attracting a niche market willing to pay a €5,000-€8,000 premium.
Amenities
Connectivity: Crusheen is served by Bus Eireann route 344 connecting to Ennis and Galway, offering direct transport links, and is within a reasonable driving distance to Sixmilebridge railway station for wider rail access.
Local Services: Residents have access to essential services in Crusheen village including McCarthy's Pharmacy, McCarthy's Centra for groceries, and local eateries like The Shamrock Bar, with Ennis town providing a broader retail and healthcare offering.
Family Focus: The property's proximity to Scoil na Maighan Naofa in Crusheen and secondary school options in Ennis, coupled with local GAA facilities and playgrounds, makes it a family-friendly location.
Hypothesis: While Crusheen offers core village amenities and bus connectivity, its true appeal for buyers seeking enhanced lifestyle and job opportunities lies in its commuter potential to Ennis (approx. 15-minute drive) and Galway (approx. 40-minute drive), suggesting that improved public transport links directly to these economic centres could significantly boost property values in the coming years.
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.