Ballymaley, Barefield, Ennis, Co. Clare, V95 K2R6
17 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 4 Bed · 3 Bath · 138m² · Detached
Market Position
Priced Above Local Sales
At €395,000, 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.
17 closed sales nearby · 12mo 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 €395,000, 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 €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €395,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
17 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 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 4.3% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
17
Transactions Analysed
Within 3.0km
12 months
Data Freshness
Most recent sale age
±10%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Clonteen, Ballyalla, Ennis, Clare | 2025-10-09 | 213.1m² | |
| 27 Ashfield Pk, Ennis, Clare, Clare | 2025-12-22 | 117.5m² |
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 Upgrade Potential: Upgrading this D1 rated property to a B2 rating could cost approximately €8,000-€12,000 and is projected to increase the property's value by €15,000-€20,000, offering a positive return on investment.
Details
- Spacious Configuration: With 138m² of living space and 4 bedrooms, the property is well-proportioned for its size category and aligns with the median of 4 bedrooms found in the 10km radius market, offering good space utility.
- Value Optimization Opportunity: Given the D1 BER, an investment in insulation and heating upgrades could significantly enhance the property's appeal and reduce estimated annual energy costs of €1,800-€2,200 (typical for D-rated properties) towards the €800-€1,200 range seen in B-rated homes.
- Hypothesis: The current D1 BER rating represents a significant opportunity for value enhancement, with the cost of key upgrades being substantially lower than the potential capital appreciation and ongoing savings, suggesting that a focused renovation on energy efficiency could unlock considerable upside in a market where 92.16% of properties are selling above asking.
Amenities
Regional Connectivity: Barefield is served by Bus Éireann routes linking to Ennis town centre, which provides further connections to national bus and rail services, offering connectivity beyond immediate local transport.
Details
- Local Education Hub: The property is situated near local schools such as Barefield National School and Gaelscoil Mhíchíl Chiaráin, as well as Ennis Community College, providing accessible educational facilities for families.
- Essential Services Nearby: Residents have convenient access to local amenities in Ennis, including the Ennis General Hospital, Skycourt Shopping Centre, and various local pharmacies and GP clinics.
- Hypothesis: While direct urban transport links like Luas or DART are absent, the strategic location of Barefield offers a blend of rural tranquility with essential town services accessible via Bus Éireann routes, suggesting that this balance appeals to a demographic seeking a quieter lifestyle without sacrificing access to critical infrastructure and amenities, driving steady demand within its immediate vicinity.
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.