53 Iniscarragh, Ennis, Co. Clare, Ennis, Co. Clare, V95 HEN8
20 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 4 Bath · 138m² · Semi-D
Market Position
Priced Within Local Sold Range
At €425,000, this home is priced within the typical range of 20 recent closed sales nearby. There's room to negotiate — seller leverage is 4.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
20 closed sales nearby · 10mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 12.5% year-on-year, based on the trailing 18-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
20
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±19%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Bramble Lane, Limerick Road, Ennis, Clare | 2025-03-10 | 107m² | |
| 71 The Hawthorns, Limerick Rd, Ennis, Clare | 2025-12-03 | 107m² |
Transactions within a 1.5km radius and 18-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
Excellent Energy Efficiency: With a B1 BER rating, this property is likely to have significantly lower annual energy costs compared to properties with lower ratings; for example, a D-rated property of similar size might incur annual energy costs of €1,800-€2,200, while this B1 could be in the €1,100-€1,500 range.
Generous Proportions: The 138m² size for a 5-bedroom, 4-bathroom semi-detached home indicates good space efficiency and a comfortable layout for a larger family.
Value Optimization Opportunity: While the B1 BER is good, a strategic upgrade to an A-rating (e.g., A3) could further enhance value by an estimated €10,000-€15,000 and potentially reduce annual energy costs by an additional €300-€500, representing a solid return on investment.
Hypothesis: The prevalence of higher BER ratings (B1) and the consistent demand for larger properties (5 beds, 4 baths) suggest a market segment where quality of build and energy efficiency are increasingly valued, implying that properties with superior specifications will continue to command a premium and attract stronger buyer interest.
Amenities
Transport Links: Ennis is served by Bus Éireann routes, with the main Ennis Bus Station offering connections to Dublin, Galway, and Limerick, facilitating intercity travel; local routes would connect within Ennis.
Local Amenities: Ennis town centre, approximately 2-3km away, offers a wide array of amenities including primary schools like Ennis National School, secondary schools such as Rice College, the Temple Gate Hotel for dining, and SuperValu for retail.
Healthcare Access: Ennis General Hospital is located within a short drive of Iniscarragh, providing crucial healthcare services, complemented by numerous local pharmacies like HSE Primary Care Centre Pharmacy.
Hypothesis: The presence of established public transport hubs in Ennis town, coupled with developing infrastructure outside the immediate town centre, suggests a growing trend where properties on the outskirts offer a balance of relative affordability and good access to urban amenities, making them increasingly attractive to families and commuters.
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.