31 Gort na Null, Sixmilebridge, Clare, Sixmilebridge, Co. Clare, V95 A560
5 homes sold nearby. See what they went for — and what to bid on this one.
€265,000 · 3 Bed · 3 Bath · 101m² · Duplex
Market Position
Priced Within Local Sold Range
At €265,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 1.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 8mo recency · Low 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 €265,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €13,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€13,250
That's what overbidding by just 5% on a €265,000 home costs you — before interest.
A €19 check before a €265,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €265,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 sits marginally above the size-adjusted median. 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 · Low
5
Transactions Analysed
Within 5.0km
8 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 31 Gort Na Null, Sixmilebridge, Clare, Clare | 2025-12-11 | 101m² | |
| 1 Ashview Court, Sixmilebridge, Clare, Clare | 2023-06-20 | 64.9m² |
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
Superior Energy Efficiency: With a B2 BER rating, this property offers excellent energy efficiency, translating to estimated annual energy costs of €900-€1,300, saving approximately €500-€900 annually compared to typical D-rated properties of similar size which cost €1,800-€2,200 per year.
Details
- Optimal Configuration: The property's 3-bedroom, 3-bathroom layout and 101m² size perfectly align with the median number of bedrooms and bathrooms for properties sold within a 5km radius over the last 180 days, suggesting a highly desirable and market-aligned setup.
- Modern Living Advantage: A B2 BER rating often indicates modern construction or recent significant upgrades, positioning the property as a low-maintenance option that could attract environmentally conscious buyers and those seeking lower running costs.
- Hypothesis: The property's excellent BER rating, combined with its ideal size and configuration matching local buyer preferences, suggests it will attract a premium from discerning buyers prioritising long-term energy savings and a move-in ready condition over properties requiring extensive renovations.
Amenities
Excellent Rail Connectivity: The property benefits from close proximity to Sixmilebridge railway station, offering convenient train services to Limerick and Ennis, a key advantage for commuters and regional travel.
Details
- Comprehensive Local Services: Daily needs are well-catered for with SuperValu Sixmilebridge for groceries, local pharmacies like McNamara's Pharmacy, and the Sixmilebridge Health Centre for healthcare, all within the village.
- Family-Friendly Environment: Sixmilebridge boasts multiple educational facilities including Sixmilebridge National School and St. Finnachta's National School, along with childcare options like Sixmilebridge Creche & Montessori, providing strong support for families.
- Hypothesis: The combination of essential local amenities, strong rail connectivity, and a community-oriented village setting positions this property as particularly attractive to families and commuters seeking a balanced lifestyle outside major urban centers, potentially leading to sustained demand in the long term.
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.