9 Clonowan, Kilcormac, Co. Offaly, R42 TA46
4 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 4 Bed · 3 Bath · 133m² · Detached
Market Position
Priced Above Local Sales
At €320,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 26mo 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 is positioned above the median of comparable sales. 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.
Financial Exposure · 23% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€320,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
26 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 |
|---|---|---|---|
| Park Tullamore Rd, Kilcormac, Offaly, Offaly | 2023-11-21 | 195m² | |
| Freagh, Kilcormac, Offaly, Offaly | 2023-07-06 | 153m² |
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
Superior Energy Efficiency: With an A2 BER rating, annual energy costs are estimated to be €800-€1,200, compared to €1,800-€2,200 for D-rated properties of this size, resulting in an annual saving of €1,000-€1,400.
Generous Space Allocation: At 133m² for a 4-bedroom, 3-bathroom detached house, the property offers a good balance of living space, averaging approximately 33m² per bedroom, which is typical for modern family homes.
Investment in Efficiency: While the A2 BER rating minimizes immediate upgrade costs and maximizes energy savings, future value optimization could involve cosmetic updates rather than structural energy improvements, representing a solid long-term investment.
Hypothesis: The A2 BER rating significantly enhances long-term value by reducing running costs and increasing market appeal, suggesting that properties with similar high ratings in this area will command a consistent premium over time.
Amenities
Limited Direct Public Transport: While Kilcormac has local bus services, specific route numbers and train station proximity are not detailed in the provided data, suggesting potential reliance on private transport for commuting to larger centres.
Essential Local Services: The area likely benefits from local primary schools, essential retail outlets like supermarkets, and healthcare facilities within Kilcormac, catering to day-to-day needs.
Rural Lifestyle Appeal: Properties in Kilcormac often appeal to those seeking a quieter, rural lifestyle with access to local parks and community amenities, rather than extensive urban conveniences.
Hypothesis: The current amenity profile of Kilcormac, focusing on local services and a rural setting, will continue to attract buyers prioritizing a slower pace of life, but improved public transport links would significantly broaden its appeal to commuters and increase property values.
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.