Coolisteige, Clonlara, Co. Clare, V94 R7R9
10 homes sold nearby. See what they went for — and what to bid on this one.
€245,000 · 3 Bed · 1 Bath · 79m² · Detached
Market Position
Priced Within Local Sold Range
At €245,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo 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 €245,000, 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 €12,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €245,000, 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.
€12,250
That's what overbidding by just 5% on a €245,000 home costs you — before interest.
A €19 check before a €245,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
10 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price sits marginally below 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
Statistical Confidence · High
10
Transactions Analysed
Within 3.0km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Coolisteigue, Clonlara, Clare, Clare | 2024-12-16 | 125m² | |
| 17 Clonlara Village, Clonlara, Clare, Clare | 2024-12-11 | — |
Transactions within a 3.0km radius and 18-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 Opportunity: With a G BER rating, upgrading insulation and heating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and improving its marketability.
Size Efficiency: At 79m², this detached property offers a reasonable size for a 3-bedroom home, aligning with the median of 3 bedrooms in the 10km radius, suggesting it is appropriately configured for its size.
Energy Cost Disadvantage: A G BER rating implies significantly higher annual energy costs, estimated at €2,500-€3,000, compared to €1,000-€1,500 for a C-rated property of similar size in the area, representing a substantial ongoing expense for potential buyers.
Hypothesis: The substantial difference in energy costs between a G-rated property and a C-rated property (€1,500-€1,500 annually) suggests that a targeted €8,000-€12,000 investment in energy efficiency upgrades could yield a strong return not only through increased property value but also through immediate annual savings for the homeowner.
Amenities
Limited Public Transport: There are no specific bus routes, train stations, Luas stops, or DART stations listed as serving Coolisteige, Clonlara directly, indicating a reliance on private transport for connectivity.
Local Service Access: While specific amenities are not detailed, Clonlara generally offers local primary schools such as Scoil na Mainistreach and a post office, with larger retail and healthcare facilities likely located in nearby towns like Sixmilebridge or Limerick city.
Rural Walkability: The property is situated in a rural setting, offering potential for scenic walks and quiet living, but pedestrian access to essential services would be limited, requiring travel to nearby villages or towns.
Hypothesis: The lack of direct public transport links and a strong reliance on private vehicles in Clonlara suggests that properties in this area are primarily attractive to buyers seeking a quieter, rural lifestyle, and that future infrastructure development (e.g., improved bus services) could significantly enhance property values and buyer appeal.
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.