Gortmagee House, Gortmagee, Killaloe, Co. Clare, V94 YRX9
15 homes sold nearby. See what they went for — and what to bid on this one.
€695,000 · 4 Bed · 4 Bath · 377m² · Detached
Market Position
Priced Above Local Sales
At €695,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
15 closed sales nearby · 8mo 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 €695,000, 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 €34,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €695,000, 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.
€34,750
That's what overbidding by just 5% on a €695,000 home costs you — before interest.
A €19 check before a €695,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €695,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 3.0km · 18 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.
Instant access · No subscription · Refund if not useful
Financial Exposure · 30% 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
€695,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
15
Transactions Analysed
Within 3.0km
8 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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Ballykildea, Killaloe, Clare, Clare | 2025-01-31 | 283m² | |
| Ballyvalley, Killaloe, Clare, Clare | 2025-11-18 | 266m² |
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 Rating Value Gap: With a C1 BER rating, this property has an estimated energy rating numeric value of 11.0. Upgrading to a B2 rating could potentially increase its market value by approximately €15,000-€20,000 based on typical market premiums for enhanced energy efficiency, with an estimated upgrade cost of €8,000-€12,000.
Details
- Generous Space Allocation: The property's 377.0m² size positions it in the '2X Very Large' category, offering considerable space. However, the 4-bedroom, 4-bathroom configuration for this size is standard, suggesting efficient use of space, but without unique layout advantages compared to other large homes.
- Value Optimization Opportunity: While the property has a C1 BER rating, which is moderate, there's a significant opportunity to enhance its value and appeal. Investing in energy efficiency upgrades could bridge the gap to higher BER ratings, potentially commanding higher prices in the future and reducing ongoing energy costs by an estimated €1,000-€1,400 annually compared to D-rated properties of similar size.
- Hypothesis: The property's substantial size (377m²) and C1 BER rating suggest a potential undervaluation in its current asking price if the market strongly prioritizes energy efficiency, particularly if comparable larger homes with higher BER ratings in the vicinity have sold at significantly higher price points per square meter.
Amenities
Transport Disconnect: As a property located outside Dublin, the absence of specific bus routes, train stations, Luas or DART stops in the provided data indicates limited public transport connectivity for this rural location.
Details
- Local Amenities Gap: Specific educational facilities, healthcare access points, shopping centres, or family services are not detailed in the provided data for Gortmagee, Killaloe, suggesting a reliance on private transport for essential amenities.
- Rural Lifestyle Appeal: The lack of specific walkability data or pedestrian infrastructure details suggests a rural setting where private vehicle use is likely essential for accessing amenities and daily services, impacting convenience for those seeking pedestrian-friendly environments.
- Hypothesis: The isolated nature of Gortmagee, Co. Clare, combined with the lack of specified public transport and local amenities in the data, suggests that its appeal is primarily to buyers seeking a secluded rural lifestyle who are less reliant on public services and connectivity, thereby limiting its broad market appeal and potentially influencing its long-term capital appreciation compared to more amenity-rich areas.
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.