33 Knockrahaderry, Liscannor, Liscannor, Co. Clare, V95 HP30
6 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 1 Bath · 90m² · Detached
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 6 recent closed sales nearby. There's room to negotiate — seller leverage is 3.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
6 closed sales nearby · 14mo 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €15 check before a €395,000 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 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 · Moderate
6
Transactions Analysed
Within 3.0km
14 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 |
|---|---|---|---|
| 8 Liscannor Holiday Homes, Liscannor, Co Clare, Clare | 2024-06-21 | 109m² | |
| 5 Clochan Na Mara, Liscannor, Clare, Clare | 2025-02-14 | 106.9m² |
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
Energy Efficiency Investment: With a BER rating of D2, upgrading to a B2 rating could cost approximately €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a strategic investment opportunity for enhanced market appeal and energy cost savings.
Cost of Energy Use: A D2 BER rating implies higher annual energy costs, estimated to be between €1,800-€2,200 for a property of this size, compared to €800-€1,200 for properties with a B2 rating, highlighting a significant annual saving potential of €1,000-€1,400 with upgrades.
Size and Configuration Value: At 90m² with 3 bedrooms and 1 bathroom, this property's size is standard for its bedroom count but the single bathroom may be a limiting factor in a market where multiple bathrooms often command a premium, especially if comparable properties in the area feature more bathrooms.
Hypothesis: The D2 BER rating suggests substantial scope for value enhancement through energy efficiency upgrades. Investing in measures like improved insulation, window replacements, and a modern heating system, which could cost between €8,000 and €12,000, is likely to yield a return of €15,000-€20,000 in increased property value, making the payback period for the investment approximately 4-7 years based on energy savings alone, and significantly shortening it when considering the capital appreciation.
Amenities
Transport Connectivity: The property is located outside of major urban transport hubs; actual bus routes, train stations, Luas stops, or DART stations are not specified in the provided data, indicating potential reliance on private transport for access to wider services.
Local Services Availability: Specific details on educational facilities, healthcare access, shopping and retail, lifestyle amenities, and childcare services in the immediate vicinity of Liscannor, Co. Clare, are not provided in the raw data, limiting a comprehensive assessment of local convenience.
Walkability Assessment: Without specific details on local walking routes, pedestrian infrastructure, or proximity to essential services like shops, cafes, or parks in Liscannor, the walkability and pedestrian access for this property cannot be accurately determined from the provided metrics.
Hypothesis: Given Liscannor's coastal and rural location, a key driver for property value and desirability will be its proximity to larger towns or regional centres for amenities and transport. Properties that offer demonstrable links (e.g., specific bus routes to Ennis or Galway, or reasonable driving distances to essential services) will likely command a premium over those perceived as more isolated, despite potentially lower property prices in the immediate vicinity.
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.