8 Sandycove, Mountshannon, Co. Clare, V94 A3F6
7 homes sold nearby. See what they went for — and what to bid on this one.
€249,000 · 3 Bed · 2 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €249,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 6.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 20mo 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 €249,000, 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 €12,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €249,000, 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.
€12,450
That's what overbidding by just 5% on a €249,000 home costs you — before interest.
A €19 check before a €249,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €249,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
7 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 · Moderate
7
Transactions Analysed
Within 5.0km
20 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 · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 27 Lakeside Close, Mountshannon, Clare, Clare | 2023-06-21 | — | |
| Lake Side Close, Mountshannon, Clare, Clare | 2024-09-16 | 100m² |
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
Smart Energy Costs: With a C3 BER rating, this property's estimated annual energy costs are €1,200-€1,600, offering significant savings compared to the €1,800-€2,200 typical for D-rated homes of similar size, saving €400-€1,000 annually.
Details
- Optimal Sizing: At 120m² with 3 bedrooms and 2 bathrooms, the property offers a practical and popular layout, aligning well with the median 3-bed, 2-bath configuration observed in sales within a 10km radius over the last 180 days.
- Value Enhancement Potential: While already a C3 BER, targeted upgrades to a B-rating could cost an estimated €5,000-€10,000 but potentially add €5,000-€10,000 to the property's market value, simultaneously reducing energy bills to €800-€1,200 annually.
- Hypothesis: BER Impact on Desirability: While C3 is a good BER, future market demand in this region will increasingly favour B or A-rated properties for their enhanced sustainability and lower running costs, making any further BER improvements a key long-term value driver.
Amenities
Regional Connectivity: The property benefits from access to Bus Éireann Route 348 (Scariff - Ennis via Mountshannon), providing essential public transport connectivity to larger towns like Ennis.
Details
- Lakeside Living & Education: Mountshannon offers unique lifestyle amenities with Lough Derg and Mountshannon Harbour, complemented by Mountshannon National School and Bright Start Childcare, catering to families.
- Convenient Local Services: Daily needs are met by local establishments such as Mountshannon Pharmacy and the Mountshannon FoodStore, with additional services like Scariff Medical Centre and SuperValu Scariff a short drive away.
- Hypothesis: Scenic Appeal as a Primary Driver: Given the limited public transport options beyond local bus routes, the property's value is likely heavily influenced by its scenic lakeside location and rural charm, attracting buyers prioritizing lifestyle over extensive urban commuting convenience.
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.