95B Boheraroan, Newmarket On Fergus, Co. Clare, Newmarket on Fergus, Co. Clare, V95 DH68
6 homes sold nearby. See what they went for — and what to bid on this one.
€195,000 · 2 Bed · 1 Bath · 76m² · Apartment
Market Position
Below Typical Sale Prices
At €195,000, 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.
6 closed sales nearby · 10mo 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 €195,000, 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 €9,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €195,000, 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.
€9,750
That's what overbidding by just 5% on a €195,000 home costs you — before interest.
A €19 check before a €195,000 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 6 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €195,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
6 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below the size-adjusted median. 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
6
Transactions Analysed
Within 3.0km
10 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 · 6 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 95a Boheroan, Newmarket On Fergus, Clare, Clare | 2024-08-30 | 78m² | |
| 95b Boheroan, New Market On Fergus, Clare, Clare | 2025-12-12 | 76.2m² |
Transactions within a 3.0km radius and 24-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
Efficient BER Rating: With a C3 BER rating, this apartment offers good energy efficiency, potentially saving annual energy costs by €1,000-€1,400 compared to a D-rated property of similar size (estimated annual costs for C3: €800-€1,200 vs D-rated: €1,800-€2,200).
Details
- Compact Living Space: The 76m² size for a 2-bedroom apartment offers a practical and manageable living space, aligning with typical apartment living standards and potentially appealing to first-time buyers or small families.
- Standard Configuration: The property's configuration of 2 bedrooms and 1 bathroom is standard for an apartment of this size, offering functional living arrangements without significant layout challenges or immediate upgrade needs.
- Hypothesis: While the C3 BER is good, targeted improvements to reach a B2 rating, estimated to cost €3,000-€5,000 for upgrades like enhanced insulation or heating controls, could further reduce annual energy bills and potentially increase the property's market value by €7,000-€10,000, offering a strong return on investment.
Amenities
Excellent Transport Access: The property benefits from strong connectivity with Bus Éireann Route 343 (Limerick-Ennis) serving Newmarket on Fergus, and Shannon Airport (SNN) just 5-7km away, offering national and international travel options.
Details
- Local & Regional Facilities: Essential services are easily accessible, including Newmarket on Fergus Family Practice and O'Donnells Pharmacy in the village, along with Scoil Na Maighdine Muire (Newmarket on Fergus National School) for primary education.
- Lifestyle and Shopping Hubs: Residents have convenient access to local shops and Centra in Newmarket on Fergus, with SkyCourt Shopping Centre in Shannon (5-6km away) providing broader retail options and dining choices like The Hurlers Bar and The Weavers Inn.
- Hypothesis: The close proximity to Shannon Airport, combined with improving infrastructure links and local employment opportunities, positions Newmarket on Fergus as an increasingly attractive commuter base, potentially driving sustained demand and property value appreciation for well-located properties like this apartment.
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.