32 Gleann Bhreandáin, Saint Brendan'S Road, Lisdoonvarna, Toomaghera, Co. Clare, V95 CV09
6 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 3 Bed · 2 Bath · 107m² · Semi-D
Market Position
Below Typical Sale Prices
At €200,000, 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.
6 closed sales nearby · 9mo recency · Moderate 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 €200,000, 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 €10,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €200,000, 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.
€10,000
That's what overbidding by just 5% on a €200,000 home costs you — before interest.
A €19 check before a €200,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
6 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
Statistical Confidence · Moderate
6
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Dun Breandan, Lisdoonvarna, Clare, Clare | 2025-08-08 | 109m² | |
| 5 Cois Eilbhe, St Brendans Road, Lisdoonvarna, Clare | 2025-04-25 | 98m² |
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 C1 Efficiency: With a C1 BER rating, this property's annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for B-rated properties of similar size in the area.
Size Efficiency: At 107m², the property offers a reasonable living space, aligning with typical semi-detached homes in the area and avoiding the premium or discount associated with significantly larger or smaller properties.
Value Optimization Opportunity: While the C1 BER is not poor, upgrading to a B2 rating could cost €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €600-€1,000.
Hypothesis: Given the C1 BER rating, strategic energy efficiency upgrades targeting insulation and heating systems could yield a strong return on investment, as the local market appears to value updated properties; an investment of €8,000-€12,000 could unlock a value increase of €15,000-€20,000, outperforming the average BER upgrade cost-to-value increase ratio.
Amenities
Limited Public Transport: Lisdoonvarna's rural location means specific bus routes and train stations serving this immediate area are not detailed in the provided data, suggesting reliance on private transport.
Local Retail Scarce: Specific shops and supermarkets within immediate walking distance of 32 Gleann Bhreandáin are not listed, implying a need for travel to larger towns for comprehensive retail needs.
Healthcare Access Uncertain: While generally Co. Clare has healthcare facilities, no specific hospitals, clinics, or pharmacies serving Toomaghera, Lisdoonvarna are named, making immediate healthcare access a potential concern without further local investigation.
Hypothesis: The absence of specific transport, education, and healthcare amenities in the raw data for the Lisdoonvarna immediate vicinity suggests that while the natural beauty of the area might be a draw, the lack of easily accessible public transport and services could cap property value growth, especially if new infrastructure projects are not planned, making it a niche market for those prioritizing rural living.
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.