Aghamore, Clara, Co. Offaly, R35 NF42
11 homes sold nearby. See what they went for — and what to bid on this one.
€300,000 · 2 Bed · 1 Bath · 71m² · Bungalow
Market Position
At the Upper End of Local Sales
At €300,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
11 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 €300,000, 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 €15,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €300,000, 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.
€15,000
That's what overbidding by just 5% on a €300,000 home costs you — before interest.
A €19 check before a €300,000 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 11 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €300,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
11 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
Financial Exposure · 70% 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
€300,000
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 · High
11
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 · 11 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| East Green, Clara, Offaly, Offaly | 2023-06-20 | 87m² | |
| Church Street, Clara, Co Offaly, Offaly | 2024-08-12 | 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
Energy Efficiency Advantage: The property's C3 BER rating is a strong asset, offering estimated annual energy cost savings of €500-€900 compared to a D-rated property of similar size, which typically incurs €1,800-€2,200 annually.
Details
- Compact Configuration: At 71m² with 2 bedrooms and 1 bathroom, this bungalow is more compact than the median properties in the 5km and 10km radii, which typically feature 3 bedrooms and 2 bathrooms, potentially appealing to a specific buyer segment like downsizers or first-time buyers.
- Value Enhancement Opportunity: Strategic upgrades, such as targeted insulation improvements, could potentially elevate the BER from C3 to a B2 rating for an estimated cost of €3,000-€5,000, which could enhance property value by an estimated €5,000-€8,000.
- Hypothesis: The property's existing C3 BER, combined with its efficient bungalow layout, positions it as a highly attractive, low-maintenance option for eco-conscious buyers or those seeking to downsize, potentially commanding a premium for its inherent efficiencies in a market that is increasingly valuing energy performance.
Amenities
Key Transport Link: The property in Aghamore, Clara benefits from excellent rail connectivity via Clara Train Station (approx. 3km), offering direct services to Dublin Heuston and Westport, crucial for commuters.
Details
- Essential Local Facilities: Residents have convenient access to essential amenities in Clara, including local primary education at Clara Primary School and secondary education at Ard Scoil Chiaráin Naofa, alongside local shopping options like SuperValu and Centra.
- Healthcare and Recreation Access: Healthcare needs are met by the Clara Medical Centre and local pharmacies, with the Midland Regional Hospital Tullamore approximately 12km away, while the nearby Clara Bog Nature Reserve provides significant natural green space for outdoor activities.
- Hypothesis: The property's location, balancing rural tranquility with accessible direct rail links to Dublin and a range of local amenities in Clara, creates a strong appeal for buyers seeking a blend of lifestyle and commuter convenience, potentially contributing to sustained property demand in the area.
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.