Coolisteige, Clonlara, Clonlara, Co. Clare, V94 N8PT
21 homes sold nearby. See what they went for — and what to bid on this one.
€360,000 · 4 Bed · 2 Bath · 120m² · Bungalow
Market Position
Priced Within Local Sold Range
At €360,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 14mo 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 €360,000, 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 €18,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €360,000, 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.
€18,000
That's what overbidding by just 5% on a €360,000 home costs you — before interest.
A €19 check before a €360,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
21 verified closed sales within 3.0km · 24 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.
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: 24m12m vs 12mMedian transaction price per m² has increased 3% year-on-year, based on the trailing 24-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 3.0km
14 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coolistigue, Clonlara, Clare, Clare | 2024-12-16 | 174m² | |
| Coolisteigue, Clonlara, Clare, Clare | 2024-12-16 | 125m² |
Transactions within a 3.0km radius and 24-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: Upgrading this D2 BER-rated bungalow to a B2 could cost approximately €8,000-€12,000 and potentially increase its market value by €15,000-€20,000, offering a strong return on investment.
Generous Space: The 120m² footprint provides ample living space for a four-bedroom bungalow, which is generally well-received in suburban and rural markets.
Value Optimization: Addressing the D2 BER rating with insulation and heating upgrades could reduce estimated annual energy costs from €1,800-€2,200 to €800-€1,200, making the property more attractive and affordable to run.
Hypothesis: Given the D2 BER rating, it's likely that the existing heating system and insulation are below modern standards; investing in a heat pump system (€5,000-€8,000) in conjunction with improving insulation could not only significantly enhance the BER rating but also position the property to attract buyers prioritizing lower running costs and environmental impact.
Amenities
Connectivity Gap: While the specific bus routes and train stations serving Coolisteige, Clonlara are not provided, its location outside Dublin suggests potential reliance on limited local bus services with infrequent connections to larger towns or cities.
Limited Local Services: The provided data does not detail specific schools, healthcare facilities, or retail outlets in Clonlara, indicating a potential need for travel to nearby towns like Limerick for essential services.
Rural Lifestyle Focus: The bungalow type and location suggest an emphasis on a quieter, rural lifestyle rather than urban convenience, meaning residents would likely travel for most shopping, dining, and entertainment.
Hypothesis: Given the rural setting of Clonlara, it is probable that access to amenities such as the University of Limerick or University Hospital Limerick would involve a significant commute, likely exceeding 30 minutes by car, thus appealing more to those seeking a tranquil environment over urban connectivity.
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.