Anam Clara, Tawley, Via Cliffoney, Co Sligo, Cliffoney, Co. Sligo
7 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 5 Bed · 4 Bath · 1031950m² · Detached
Market Position
Priced Above Local Sales
At €475,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
7 closed sales nearby · 12mo 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 €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 €475,000 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. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. This places the property outside the core transaction band where most comparable homes closed.
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.
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
12 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 |
|---|---|---|---|
| Marys Bridge, Tawley, Castlegal, Leitrim | 2025-06-06 | — | |
| Creevykeel, Cliffoney, Sligo, Sligo | 2025-04-15 | 172.8m² |
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
BER B1 Advantage: The B1 BER rating offers a good energy efficiency standard, likely resulting in annual energy costs of €1,200-€1,600, compared to €2,000-€2,600 for comparable D-rated properties in the region.
Details
- Expansive Living Space: With a total size of 1,031,950m², this property offers an unparalleled amount of land and potential for development or agricultural use, significantly exceeding typical dwelling sizes.
- Value Optimization Opportunity: Upgrading the BER from B1 to A-rated could cost approximately €5,000-€8,000 and potentially add €10,000-€15,000 in resale value, further enhancing its long-term investment appeal.
- Hypothesis: The exceptionally large land size, coupled with a substantial dwelling, suggests the property might be historically a country estate or farm, where the land value is a primary driver. Future value appreciation will likely depend more on the development potential of the land and the economic viability of its use (e.g., farming, tourism) rather than solely on the dwelling's features.
Amenities
Limited Public Transport: The area is not directly served by any specific bus routes, Luas stops, or DART stations within the provided data, indicating reliance on private transport.
Details
- Basic Local Services: While specific shops and restaurants are not detailed, the location 'Via Cliffoney' suggests a rural setting with likely limited immediate access to major retail centers or a wide array of dining options.
- Remote School Access: No specific schools or childcare facilities are listed within the immediate vicinity, suggesting potential long travel times for educational needs.
- Hypothesis: The property's location, seemingly remote and lacking direct public transport links, points towards a lifestyle choice focused on privacy and rural living. Its value proposition will heavily rely on the appeal of its expansive grounds and the tranquility of its setting, rather than proximity to urban conveniences or a broad amenity base.
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.