6 River Street, Clara, Co Offaly, R35 DY63
14 homes sold nearby. See what they went for — and what to bid on this one.
€135,000 · 2 Bed · 1 Bath · 49m² · Detached
Market Position
At the Upper End of Local Sales
At €135,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
14 closed sales nearby · 20mo 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 €135,000, 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 €6,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €135,000, 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.
€6,750
That's what overbidding by just 5% on a €135,000 home costs you — before interest.
A €19 check before a €135,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €135,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 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 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 · High
14
Transactions Analysed
Within 5.0km
20 months
Data Freshness
Most recent sale age
±20%
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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| East Green, Clara, Offaly, Offaly | 2023-06-20 | 87m² | |
| Curragh Rd, Clara, Offaly, Offaly | 2023-11-03 | 123m² |
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
Significant BER upgrade needed: The G BER rating indicates substantial inefficiency; upgrading to a C1 rating would cost an estimated €15,000-€25,000 and could increase the property's value by €20,000-€30,000, offsetting the initial cost and improving future energy bills significantly.
Details
- Small footprint, potentially high renovation costs: At 49m², this is a small detached property. Given the G BER rating, it's highly probable that insulation, heating systems, and window upgrades will be necessary, potentially adding €15,000-€25,000 to the purchase price for essential improvements.
- Value optimization opportunity: The current G BER rating suggests that the property's energy costs are likely among the highest for its size. Investing in insulation, draught-proofing, and a modern heating system could reduce annual energy costs by an estimated €1,000-€1,500 compared to its current state.
- Hypothesis: Given the G BER rating and small size, this property represents a significant renovation project. If the asking price is €135,000 and upgrade costs are conservatively estimated at €20,000, the total investment would be €155,000, which, when compared to the estimated value of €171,409, suggests potential for a modest profit if renovation is executed efficiently.
Amenities
Limited direct public transport: Clara, Co. Offaly is not served by DART or Luas lines, and specific bus routes serving the immediate area are not provided in the raw data, indicating reliance on private transport for broader connectivity.
Details
- Local services and potential walkability: While specific shops, schools, and parks in Clara are not detailed, the town typically offers essential local amenities. However, the 'outside Dublin' classification suggests potential for longer commutes to major employment hubs.
- Healthcare and education accessibility: Specific healthcare facilities and educational institutions in Clara are not listed, impacting the assessment of convenience for families and healthcare needs. The nearest major hospital and university would likely require travel from Clara.
- Hypothesis: The absence of direct rail or Luas links from Clara suggests that properties here are primarily valued for their local amenities and potential for a quieter lifestyle, rather than as commuter hubs for major urban centres. This can lead to a lower price ceiling compared to areas with superior transport connectivity, even with similar local facilities.
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.