Kilquane, Ennis, Ennis, Co. Clare, V95 PWF1
14 homes sold nearby. See what they went for — and what to bid on this one.
€850,000 · 4 Bed · 5 Bath · 341m² · Detached
Market Position
Below Typical Sale Prices
At €850,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
14 closed sales nearby · 11mo recency · Moderate 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 €850,000, 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 €42,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €850,000, 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.
€42,500
That's what overbidding by just 5% on a €850,000 home costs you — before interest.
A €19 check before a €850,000 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 · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
14 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 is positioned below the median of comparable sales, suggesting favourable entry conditions. 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: 18m12m vs 12mMedian transaction price per m² has increased 10.5% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · Moderate
14
Transactions Analysed
Within 3.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
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.
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 |
|---|---|---|---|
| 6 Woodstock Dr, Shanaway Rd, Ennis, Clare | 2025-04-08 | 190m² | |
| 12 Woodstock Hill, Shanaway Rd, Ennis, Clare | 2025-05-26 | — |
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 Efficiency: The property boasts a 'B' BER rating, suggesting good energy efficiency compared to older stock.
Space Provision: With 341m² and 5 bathrooms across 4 bedrooms, the property offers an above-average space per person and a high ratio of bathrooms to bedrooms.
Value Optimization Potential: While the BER is good, upgrading from 'B' to 'A' could potentially reduce annual energy costs by an estimated €400-€800 compared to properties with a 'D' rating, which might cost €1,800-€2,200 annually for a similar sized home.
Hypothesis: The 'B' BER rating indicates a solid foundation for energy efficiency, but the significant difference in asking price compared to the estimated value suggests that further investments in optimizing its BER rating to 'A' could potentially recoup a portion of the perceived overvaluation through long-term energy savings and enhanced market appeal, especially if comparable 'A' rated properties exist locally and command a premium.
Amenities
Connectivity Overview: Being located outside Dublin suggests that specific public transport routes like Luas or DART are unlikely to be immediate, requiring reliance on local bus services and private transport.
Local Services Access: Ennis town centre offers essential amenities including primary and secondary schools (e.g., Ennis CBS Primary School, Gaelscoil Mhichíl Chobhthaigh), supermarkets (e.g., Tesco, Dunnes Stores), and healthcare facilities (e.g., Ennis General Hospital, local pharmacies).
Lifestyle Options: The area around Ennis provides access to parks like Clare Lake Park, restaurants such as The Old Bake House, and cafes, contributing to a balanced lifestyle.
Hypothesis: While the property is situated outside a major urban hub, the presence of Ennis town's established amenities and the possibility of improved local infrastructure, such as enhanced bus routes or cycle lanes, could increase its long-term attractiveness and potentially narrow the gap between its current asking price and local market values, particularly for buyers seeking a rural lifestyle with convenient access to town facilities.
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.