Cronagort, Doolin, Co Clare, V95 V6W0
14 homes sold nearby. See what they went for — and what to bid on this one.
€699,000 · 4 Bed · 3 Bath · 281m² · Detached
Market Position
Priced Within Local Sold Range
At €699,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 5.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 closed sales nearby · 21mo 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 €699,000, 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 €34,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €699,000, 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.
€34,950
That's what overbidding by just 5% on a €699,000 home costs you — before interest.
A €19 check before a €699,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 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
14
Transactions Analysed
Within 5.0km
21 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Carnane, Doolin, Co Clare, Clare | 2024-07-08 | — | |
| The Doolin House, Ballvoe, Doolin, Clare | 2025-04-11 | 186.2m² |
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 Advantage: A B-rated BER (Building Energy Rating) suggests good energy efficiency, placing this property above many older, lower-rated homes and potentially leading to annual energy cost savings of €800-€1,200 compared to a D-rated property of similar size.
Generous Proportions: With 281m² across 4 bedrooms and 3 bathrooms, this detached property offers ample living space, which is typically well-received in rural and semi-rural markets where larger plots and homes are often sought after.
Value Optimization: While the BER is good, further investment to achieve an A-rating could cost €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and further reducing ongoing energy costs.
Hypothesis: The B-rated BER, while commendable, represents a tangible opportunity for value enhancement through targeted upgrades to achieve an A-rating, which could significantly improve future saleability and appeal to environmentally conscious buyers in this specific coastal location.
Amenities
Limited Public Transport: Doolin is not served by direct train stations or Luas/DART stops; travel relies heavily on local bus services, such as Bus Éireann routes connecting to Ennis and Galway, making public transport less convenient for commuters.
Local Services Scarce: While Doolin offers essential amenities like local shops and restaurants (e.g., Gus O'Connor's Pub, Doolin Market), access to larger supermarkets, diverse retail, and specialized healthcare facilities would require travel to towns like Ennis.
Connectivity Challenge: The nearest train station is likely to be in Ennis, over 30km away, and without specific local school names or detailed walkability scores, the immediate amenities may not align with family or commuter needs.
Hypothesis: The inherent remoteness of Doolin, while contributing to its scenic appeal, creates a significant barrier for potential buyers seeking convenient access to public transport, educational institutions, and a broad range of retail and healthcare services, thus restricting the buyer pool primarily to those valuing a rural lifestyle 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 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.