Cahermakerla, Lisdoonvarna, Co. Clare, V95 P3X4
5 homes sold nearby. See what they went for — and what to bid on this one.
€315,000 · 3 Bed · 1 Bath · 101m² · Detached
Market Position
Priced Within Local Sold Range
At €315,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 3.6/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 21mo recency · Low 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 €315,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €15,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€15,750
That's what overbidding by just 5% on a €315,000 home costs you — before interest.
A €19 check before a €315,000 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 5 verified local sales · Low confidence
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From €19 for your strategy on a €315,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
The chart shows the market. Your report gives the number not to exceed.
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Financial Exposure · 29% 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
€315,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
21 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cullane House, Lisdoonvarna, Clare, Clare | 2025-09-01 | 120m² | |
| Kilfenora Road, Lisdoonvarna, Clare, Clare | 2023-07-31 | 240.8m² |
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
High upgrade cost for BER G: Upgrading this property's G BER rating to a B2 could cost an estimated €15,000-€20,000 but could increase its value by €20,000-€25,000, representing a significant investment opportunity.
Details
- Large size for 1 bathroom: With 101.0m² of space and only one bathroom, this configuration could be a limitation for families, suggesting potential value enhancement by adding a second bathroom.
- Potential value optimization: Enhancing the property's G BER rating to C could reduce annual energy costs by approximately €800-€1,200 compared to its current state, improving its market appeal and long-term value.
- Hypothesis: The presence of a G BER rating, common in rural Irish properties, combined with a single bathroom in a 3-bedroom house, indicates a market opportunity for investors who can undertake energy upgrades and bathroom renovations, potentially unlocking significant value uplift in line with the 20km radius market where median sales prices are €320,000.
Amenities
Limited local transport: This property is located in Lisdoonvarna, Co. Clare, which is outside of major transport hubs; Bus Eireann routes are the primary public transport, with no direct links to train stations, Luas, or DART lines from this immediate area.
Details
- Rural amenities: While Lisdoonvarna is known for its music festival and offers local shops and a health centre, it lacks immediate access to larger retail centres or major healthcare facilities, requiring travel to Ennis or Galway.
- Low walkability score: The property's rural location means walkability is limited to local roads and natural surroundings, with no formal pedestrian infrastructure or nearby parks explicitly mentioned in the data for easy access.
- Hypothesis: The property's location in a rural area like Lisdoonvarna, while offering a quieter lifestyle, suggests that its future value appreciation will be heavily dependent on any future investment in public transport connectivity or significant local development rather than broader regional infrastructure projects.
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.