Formoyle, Kilmore, Co. Clare, V94 EPX6
2 homes sold nearby. See what they went for — and what to bid on this one.
€460,000 · 6 Bed · 5 Bath · 271m² · Detached
Market Position
Limited Transaction Data
At €460,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 34mo 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 2 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
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median of comparable sales.
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.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
34 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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 19 Hurdlestown Meadows, Broadford, Clare, Clare | 2023-07-28 | 228m² | |
| Hayfield House, Clontra East, Sixmilebridge Clare, Clare | 2023-08-23 | 328m² |
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 B2 Efficiency: With a B2 BER rating, this property offers a good balance of energy efficiency, likely resulting in annual energy costs of €1,200-€1,600, compared to €2,000-€2,600 for a D-rated property of similar size.
Generous Size: The property's 271.0m² size provides substantial living space, offering a significant advantage over smaller homes and catering to larger families or those seeking ample room.
Potential for Improvement: While B2 is good, upgrading to an A-rated BER would cost an estimated €10,000-€15,000 and could potentially increase property value by €20,000-€30,000.
Hypothesis: The B2 BER rating represents a mid-range efficiency; strategic investments in insulation and heating systems, costing €10,000-€15,000, could elevate it to an A-rating, potentially yielding a 10-15% return on investment through increased property value and further energy savings.
Amenities
Transport Connectivity: While specific routes are not provided, its location outside Dublin suggests potential reliance on regional bus services and proximity to Limerick City's transport hubs.
Local Services: Access to primary schools like Scoil na Tríonóide Naofa and secondary schools such as Ardscoil Mhuire in Limerick would be typical for this region.
Healthcare Access: Proximity to University Hospital Limerick, located approximately 15-20km away, provides comprehensive healthcare facilities.
Hypothesis: Given the property's rural setting in Co. Clare, commuter links to Limerick City are crucial, with potential reliance on Bus Éireann routes servicing the region, making travel time to major employment hubs a key determinant of its long-term value 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.