Belmount, Cratloekeel, Cratloe, Portdrine, Co. Clare, V95 C8Y2
16 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 5 Bed · 5 Bath · 186m² · Detached
Market Position
Below Typical Sale Prices
At €395,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
16 closed sales nearby · 22mo 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.
These signals interact — full analysis in report.
€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 16 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
16 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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 · High
16
Transactions Analysed
Within 5.0km
22 months
Data Freshness
Most recent sale age
±20%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Annalore, Wood Rd, Cratloe, Clare | 2024-12-16 | 273m² | |
| 2 Woodbrook, Cratloekeel, Cratloe, Clare | 2023-04-11 | 250m² |
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 Upgrade Opportunity: With an E1 BER, a crucial upgrade to a B2 rating, estimated at €20,000-€35,000, offers significant value potential, possibly increasing the property's worth by €30,000-€50,000 and lowering high annual energy costs.
Details
- High Energy Costs: The E1 BER rating on this 186m² property means estimated annual energy costs are high, likely ranging from €2,500-€3,500, compared to just €800-€1,200 for a B-rated home of similar size.
- Spacious & Versatile: At 186m² with 5 bedrooms and 5 bathrooms, this detached home offers superior space and a high bathroom provision, significantly exceeding the typical 3-bed, 2-bath configuration seen in the 5km radius.
- Hypothesis: The substantial size and numerous bathrooms of this property offer a unique selling point in a market dominated by smaller homes, but the significant investment required to improve its poor BER rating will be a primary determinant of buyer interest and final sale price, as energy efficiency becomes increasingly paramount to Irish buyers.
Amenities
Strong Road Connectivity: The property's strategic location near the N18/M18 motorway provides strong road connectivity, enabling convenient 15-20 minute car commutes to Limerick City and 10-15 minutes to Shannon Airport.
Details
- Convenient Local Access: While car-dependent, residents have convenient access to essential amenities including Cratloe National School and major supermarkets like Lidl and Aldi in nearby Shannon and Limerick City, ensuring daily needs are met within a short drive.
- Rural Leisure Appeal: For lifestyle and leisure, the property benefits from close proximity to the popular Cratloe Woods, offering extensive walking and cycling trails, alongside access to local community amenities like Cratloe GAA club.
- Hypothesis: Despite limited direct public transport links typical of rural Co. Clare, the property's excellent access to major road networks and key employment hubs like Limerick City and Shannon, coupled with strong local community and natural amenities, positions it well for buyers seeking a spacious family home with a blend of rural tranquility and urban accessibility.
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.