Lack West, Kilmihil, Co. Clare, V15 HY45
3 homes sold nearby. See what they went for — and what to bid on this one.
€150,000 · 2 Bed · 1 Bath · 55m² · Detached
Market Position
Priced Within Local Sold Range
At €150,000, this home is priced within the typical range of 3 recent closed sales. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 15mo 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 3 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
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price sits marginally above the median transaction level.
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
3
Transactions Analysed
Within 5.0km
15 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Cahercannavan, Cooraclare, Clare, Clare | 2024-12-23 | 60m² | |
| Shyan, Kilmihil, Clare, Clare | 2025-12-12 | 67m² |
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
Significant BER Upgrade Potential: With a BER rating of SI_666 (effectively Unknown/Poor), upgrading to a B2 rating could cost an estimated €8,000-€12,000 but potentially increase the property's value by €15,000-€20,000, representing a strong return on investment.
Details
- Compact Living Space: At 55.0m², this 2-bedroom detached property is smaller than the median 3-bedroom properties recorded within 100km (median beds: 3.0), suggesting it may be suitable for a smaller household or as a starter home.
- Value Optimization Opportunity: The property's estimated value of €110,035 is significantly lower than its €150,000 asking price, indicating substantial room for price negotiation or a need for investment to meet local market expectations.
- Hypothesis: The current BER rating of SI_666 suggests a likely reliance on older heating systems and poor insulation, meaning annual energy costs could be as high as €1,800-€2,200 for a property of this size, whereas a B2 rating could reduce this to €800-€1,200, highlighting a substantial cost-saving opportunity for the next owner.
Amenities
Limited Public Transport: No specific bus routes, train stations, Luas, or DART stations are listed as directly serving Lack West, Kilmihil, V15HY45, suggesting a reliance on private transport for connectivity.
Details
- Basic Local Services: While specific amenities for Kilmihil are not detailed, typical rural villages offer primary schools and local shops, but major retail, secondary education, and healthcare facilities likely require travel to larger towns like Ennis.
- Low Walkability Potential: Properties in rural locations like Lack West often have limited pedestrian infrastructure, with walking routes likely confined to local roads and potentially a small village centre, requiring significant travel for most errands.
- Hypothesis: The lack of specific public transport links and proximity to major amenities implies that the primary value driver for this property will be its rural setting and potential for renovation rather than commuter convenience or access to urban services, suggesting buyers will be seeking a more secluded lifestyle.
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.