Ballyhickey, Quin, Clooney, Co. Clare, V95 Y275
7 homes sold nearby. See what they went for — and what to bid on this one.
€535,000 · 4 Bed · 3 Bath · 231m² · Detached
Market Position
Priced Within Local Sold Range
At €535,000, this home is priced within the typical range of 7 recent closed sales nearby. There's room to negotiate — seller leverage is 6.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
7 closed sales nearby · 14mo 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 €535,000, 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 €26,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €535,000, 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.
€26,750
That's what overbidding by just 5% on a €535,000 home costs you — before interest.
A €19 check before a €535,000 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
Price Distribution Analysis
7 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales. 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
7
Transactions Analysed
Within 3.0km
14 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 |
|---|---|---|---|
| 6 Cluain Gearrain, Quin, Clare, Clare | 2025-04-07 | 145.3m² | |
| 1 Dun Na Manach, Quin, Clare, Clare | 2025-03-03 | 118.6m² |
Transactions within a 3.0km 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 Rating: The property has a C1 BER rating, which is mid-range and offers reasonable energy efficiency, but there's scope for improvement compared to higher-rated homes.
Cost to Upgrade: Improving the BER rating from C1 to B2 for a property of this size could cost an estimated €10,000-€15,000, with potential value increases of €18,000-€25,000.
Space Efficiency: With 231m² spread across 4 bedrooms and 3 bathrooms, the property offers a good balance of living space and amenities, indicating effective use of its substantial footprint.
Hypothesis: The C1 BER rating, while not poor, represents a potential capital expenditure for future buyers; however, with an estimated €1,800-€2,500 annual energy cost, this is significantly lower than a D-rated property's €2,800-€3,500, making it attractive for cost-conscious buyers willing to invest later for premium efficiency.
Amenities
Connectivity: While specific bus routes or train stations are not detailed for Ballyhickey, Quin, Clooney, the location 'Outside Dublin' suggests reliance on private transport or local bus services, impacting commuter convenience to major employment hubs.
Local Services: The area likely serves local needs with primary schools and smaller retail outlets in nearby Quin or Clooney, but access to larger shopping centers, specialized healthcare, and a wide range of restaurants would require travel to Ennis (approx. 15-20 minute drive).
Family Focus: The rural setting may offer benefits for families seeking space, but the availability of specific childcare facilities, secondary schools, and extensive parks would depend on the proximity to larger towns.
Hypothesis: The 'Outside Dublin' designation for this Co. Clare property implies a need for significant travel to urban centers; therefore, its appeal is likely strongest to those prioritizing a rural lifestyle over daily commuting, with local amenities in Quin and Clooney serving as the primary draw for immediate convenience.
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.