Ballyshanny, Kilfenora, Kilfenora, Co. Clare, V95 Y036
3 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · 58m² · Bungalow
Market Position
Significantly Above Local Sales
At €225,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 11mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
Financial Exposure · 27% 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
€225,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballybreen, Kilfenora, Clare | 2025-09-17 | 190.6m² | |
| Ballybreen, Kilfenora, Co. Clare, Clare | 2025-05-30 | — |
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 Improvement Potential: Upgrading this G-rated BER bungalow to a B2 rating could cost an estimated €15,000-€20,000, potentially increasing its market value by €25,000-€35,000.
Energy Cost Gap: With a G BER rating, annual energy costs are estimated to be €2,500-€3,500, significantly higher than the €900-€1,300 for a B-rated property of similar size.
Space Efficiency: At 58.0m², this 2-bedroom bungalow offers a compact living space, which might be considered small for some buyer demographics if comparable properties in the area are larger.
Hypothesis: The significant investment required to improve the BER rating suggests that properties with similar low ratings in this area may be strategically priced to attract buyers willing to undertake renovations, thereby capturing future value growth.
Amenities
Limited Transport Access: The property's rural location in Kilfenora means direct public transport links like specific bus routes or train stations are not readily available in the immediate vicinity.
Local Services: Kilfenora offers basic amenities such as local shops and the Kilfenora National School, but a wider range of retail, healthcare, and entertainment requires travel to larger towns.
Rural Lifestyle: The property is situated in a rural setting which offers peace and quiet, but may lack the walkability and immediate access to diverse lifestyle amenities found in more urbanised areas.
Hypothesis: The property's location, while offering rural tranquility, necessitates reliance on private transport for accessing essential services and wider amenities, suggesting that buyers will prioritize a car-dependent lifestyle and potentially value properties in this area based on their suitability for renovation rather than immediate amenity access.
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.