82 aughanteeroe, gort road, ennis, co. clare, v95 xet7
41 homes sold nearby. See what they went for — and what to bid on this one.
€275,000 · 4 Bed · 3 Bath · 117m² · Semi-D
Market Position
Below Typical Sale Prices
At €275,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
41 closed sales nearby · 8mo 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 €275,000, 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 €13,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €275,000, 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.
€13,750
That's what overbidding by just 5% on a €275,000 home costs you — before interest.
A €19 check before a €275,000 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 41 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €275,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
41 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 13.3% 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
41
Transactions Analysed
Within 1.5km
8 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 · 41 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 82 Aughanteeroe, Gort Rd, Ennis, Clare | 2025-12-16 | 116.5m² | |
| 78 Aughanteeroe, Gort Rd, Ennis, Clare | 2025-03-26 | 116m² |
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
BER Energy Efficiency: With a C3 BER rating, this 117m² property offers good energy efficiency, with estimated annual energy costs of approximately €1,400, offering potential savings of around €600 annually compared to D-rated properties of similar size which typically cost €2,000 per year.
Details
- Favourable Configuration: At 117m² with 4 bedrooms and 3 bathrooms, this semi-detached home offers a desirable spacious layout that aligns well with the median 4-bedroom configuration for properties sold within a 10km radius, and exceeds the local median for bathrooms (2.0), enhancing its appeal.
- Significant Value Discrepancy: The property's current asking price of €275,000 is substantially below its estimated market value of €360,495, highlighting significant potential for immediate equity gain for a buyer or strong bidding upside for the seller in the current market.
- Hypothesis: Given the property's desirable 4-bedroom, 3-bathroom layout that surpasses the local median for bathroom count and its favourable C3 BER, it is well-positioned to attract premium offers, potentially reaching a final sale price closer to its estimated market value rather than its initial asking price, driven by competitive bids.
Amenities
Excellent Regional Connectivity: The property benefits from strong regional transport links, being conveniently located near Ennis Train Station with services to Limerick and Galway, and Ennis Bus Station offering routes such as Bus Éireann 300 to Galway and 333 to Limerick.
Details
- Comprehensive Local Services: Residents have access to a rich array of lifestyle amenities, including reputable educational institutions like St. Flannan's College and Ennis National School, essential healthcare at Ennis General Hospital, and diverse shopping opportunities within Ennis Town Centre, including Dunnes Stores.
- Accessible Community Living: The property offers good walkability to local services along Gort Road, complemented by easily accessible recreational green spaces such as Lees Road Park and modern fitness facilities at the Active Ennis Leisure Complex, enhancing daily convenience and quality of life.
- Hypothesis: Ennis's strategic position as a thriving county town, distinguished by its blend of historical charm and comprehensive modern amenities including a robust educational infrastructure and strong transport connections, suggests it will continue to attract families and professionals seeking a high quality of life outside of larger urban centers, sustaining long-term property demand.
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.