3 Patrick Street, Clarecastle, Ennis, Co. Clare, V95 WN6E
60 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 4 Bed · 2 Bath · 109m² · End of Terrace
Market Position
Below Typical Sale Prices
At €290,000, 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.
60 closed sales nearby · 14mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 60 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
60 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 14.1% year-on-year, based on the trailing 24-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
60
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 60 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 8 Sli An Fheargais, Quay Rd, Clarecastle, Clare | 2024-12-18 | 105.9m² | |
| 311 Quay Rd, Clarecastle, Clare, Clare | 2024-09-27 | 89m² |
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 Performance: The C2 BER rating suggests moderate energy efficiency, with potential for improvement to enhance long-term savings and property value.
Size Efficiency: With 109m² of space across 4 bedrooms and 2 bathrooms, the property offers a comfortable and practical layout for family living, aligning well with the size of comparable properties.
Value Optimization: Improving the BER rating from C2 to B2 could incur an estimated cost of €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs from approximately €1,400-€1,800 to €800-€1,200.
Hypothesis: The C2 BER rating, while acceptable, represents a tangible opportunity for value uplift; strategic investment in insulation and heating upgrades could not only reduce annual energy bills by an estimated €600-€1,000 but also position the property more favorably against the C1 and B-rated properties dominating sales within a 1km radius, thereby future-proofing its market appeal and capital appreciation potential.
Amenities
Transport Connectivity: Clarecastle benefits from services likely connected to Ennis bus station, providing access to various regional and national bus routes, enhancing connectivity beyond the immediate local area.
Local Amenities: The area offers essential local amenities within Ennis, including shops like Tesco and Lidl, educational facilities such as Ennis National School and Rice College, and healthcare services at Ennis General Hospital and local pharmacies.
Walkability and Services: Clarecastle village itself provides a walkable environment with local shops, cafes, and the Clarecastle National School, complemented by the broader amenities of Ennis town center within easy reach.
Hypothesis: The strategic location of Clarecastle, adjacent to Ennis town, suggests that while direct Luas or DART access is absent, the strong bus connectivity via Ennis Station to major transport hubs, combined with the self-sufficiency of the village and proximity to Ennis's extensive amenities, creates a desirable lifestyle blend that attracts families and commuters seeking both rural tranquility and urban convenience, supporting sustained property value growth.
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.