Apartment 5, Bank Place Apartments, Bindon Lane, Ennis, Co. Clare, V95 HR20
10 homes sold nearby. See what they went for — and what to bid on this one.
€185,000 · 2 Bed · 1 Bath · 45m² · Apartment
Market Position
At the Upper End of Local Sales
At €185,000, 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.
10 closed sales nearby · 11mo 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 €185,000, 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 €9,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €185,000, 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.
€9,250
That's what overbidding by just 5% on a €185,000 home costs you — before interest.
A €19 check before a €185,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 32% 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
€185,000
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
10
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 12a Bindon Lane, Bank Place, Ennis, Clare | 2025-01-24 | — | |
| 19 Springfield Orchard, Ennis, Co Clare, Clare | 2025-12-19 | 562m² |
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 C3 Opportunity: With a BER rating of C3, a strategic upgrade to B2 could cost an estimated €8,000-€12,000 and potentially increase the property's value by €15,000-€20,000, representing a sound investment to enhance future marketability.
Compact Living Space: The apartment's 45m² size is relatively small compared to the median sale price per square meter of €2,864 within 1km over 180 days, suggesting that efficient use of space and modern finishes will be crucial for maximizing value.
Value Optimization Potential: The current asking price of €185,000 is significantly below the estimated value of €207,981.69, indicating substantial room for value enhancement through targeted upgrades or cosmetic improvements that align with the €216,500 median sale price for similar apartments locally.
Hypothesis: Given the C3 BER rating, investing in energy efficiency upgrades could not only reduce annual energy costs by an estimated €800-€1,400 compared to D-rated properties but also align this apartment with the growing market preference for sustainable and cost-effective homes in Ennis, potentially commanding a higher sale price closer to or exceeding its estimated value.
Amenities
Bus Connectivity: The property is well-served by bus routes, with local services connecting to key areas within Ennis and surrounding Co. Clare, though specific route numbers are not provided in the data, indicating potential reliance on local bus services for connectivity.
Local Essentials Accessible: Within Ennis, residents can expect access to a range of amenities including supermarkets like Tesco and Dunnes Stores, various primary and secondary schools such as Ennis National School and Rice College, and healthcare facilities like Ennis General Hospital and local pharmacies, enhancing daily convenience.
Walkable Town Centre: Ennis town centre, including areas like Bindon Lane, generally offers good walkability with pedestrian-friendly streets providing access to numerous shops, cafes such as Bakehouse 19 and Knox, restaurants like Old Ground Hotel Restaurant, and parks such as Ennis Town Park, promoting an active lifestyle.
Hypothesis: The absence of specific transport links like train stations or Luas stops in the provided data for Ennis suggests that the property's value appreciation will be more closely tied to local infrastructure development and the enhancement of existing bus services rather than broader public transport expansion, making walkability to Ennis town amenities a key value driver.
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.