6 Kilcarragh, Kilfenora, Co. Clare, V95 XD58
4 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 3 Bed · 3 Bath · 114m² · Detached
Market Position
Priced Within Local Sold Range
At €275,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 13mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 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 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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
13 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballybreen, Kilfenora, Clare | 2025-09-17 | 190.6m² | |
| Ballybreen, Kilfenora, Co. Clare, Clare | 2025-05-30 | — |
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
BER C2 Advantage: The C2 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of approximately €1,500-€1,900, which are €300-€700 lower than comparable properties with a D-rated BER.
Cost-Effective Upgrades: Investing €8,000-€12,000 to upgrade the BER from C2 to B2 could potentially increase the property's value by €15,000-€20,000, offering a positive return on investment.
Size Efficiency: With 114m² spread across 3 bedrooms and 3 bathrooms, the property offers a comfortable living space with a good ratio of bathrooms to bedrooms, potentially appealing to families or those seeking extra convenience.
Hypothesis: While the C2 BER is respectable, a targeted insulation and heating system upgrade costing approximately €7,000 could elevate the BER to a B2, not only reducing annual energy costs by an estimated €500 but also making the property significantly more attractive in a market where energy efficiency is increasingly a key purchasing driver.
Amenities
Rural Connectivity: Transport options appear limited, with no specific bus routes, train stations, or Luas stops mentioned as serving Kilfenora directly within the provided data, suggesting reliance on private transport.
Local Services: The area offers basic amenities such as local shops and potentially a primary school, but access to larger supermarkets, diverse retail, or specialized healthcare facilities would likely require travel outside the immediate village.
Recreational Potential: Kilfenora is situated in Co. Clare, known for its natural beauty, suggesting potential for lifestyle amenities like hiking, cycling, and exploring the Burren National Park, though specific parks or gyms are not detailed.
Hypothesis: The lack of specific public transport and major retail/healthcare facilities data in the provided metrics for Kilfenora indicates a strong emphasis on rural living and potentially a need for significant travel for everyday needs, which may appeal to buyers seeking tranquility but could deter those prioritizing urban convenience and driving demand for properties with good existing private transport infrastructure.
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.