Benvoran, Cooraclare, Kilrush, Co. Clare, V15 E104
3 homes sold nearby. See what they went for — and what to bid on this one.
€399,950 · 4 Bed · 2 Bath · 249m² · Detached
Market Position
Priced Within Local Sold Range
At €399,950, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 2/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 13mo 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price aligns with 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.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
13 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 |
|---|---|---|---|
| Benvoran, Cooraclare, Kilrush, Clare | 2025-04-24 | 248.8m² | |
| Tullycrine, Cooraclare, Clare, Clare | 2025-08-14 | 109m² |
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
Size Impact
Generous Floor Area: With 249m², the property is considerably larger than the median property size in the wider 100km area (data missing).
Price per Square Meter: At €1220.5 per m², the property offers good value relative to national averages, indicating a potential for a larger market compared to the county average.
Hypothesis: Properties of this size often appeal to families requiring ample living space, especially in a location outside of a major city where space is more readily available.
Property Quality
BER Rating Impact: The D2 BER rating suggests the property could benefit from energy efficiency upgrades to improve its value and appeal to environmentally conscious buyers.
Detached Layout Advantage: Being a detached property typically provides more privacy and space than semi-detached or terraced houses, enhancing its desirability.
Hypothesis: Improving the BER rating could unlock a notable increase in the property's value, especially as buyers become more attuned to energy efficiency and associated running costs.
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.