Martry, Ennistymon, Willbrook, Co. Clare, V95 D956
5 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 2 Bed · 2 Bath · 98m² · Bungalow
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 5 recent closed sales nearby. There's room to negotiate — seller leverage is 4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
5 closed sales nearby · 16mo recency · Low 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 €285,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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 is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Financial Exposure · 41% 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
€285,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
5
Transactions Analysed
Within 5.0km
16 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Corr An Tsruthain, Martryroe, Ennistymon, Clare | 2025-12-19 | 98m² | |
| Cahaska, Corofin, Co Clare, Clare | 2023-11-30 | 79m² |
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 G Upgrade Opportunity: As a G-rated property, a strategic upgrade to a B2 BER would significantly enhance its value by an estimated €30,000-€45,000, for an investment of approximately €20,000-€30,000, representing a strong return on investment.
Details
- High Energy Costs: The current BER G rating means annual energy costs are estimated to be between €2,500-€3,500, significantly higher than the €800-€1,200 for a more energy-efficient B-rated property of similar size, resulting in annual savings of €1,700-€2,300 post-upgrade.
- Bedroom Configuration vs. Market: The property's 2 bedrooms are fewer than the 3-bedroom median for sales within a 10km radius, which could be a factor for families seeking more space, yet its 98m² size offers comfortable living for a 2-bedroom layout.
- Hypothesis: Optimal Renovation Strategy: Prioritizing a comprehensive BER upgrade to B2, alongside potential internal modernizations, could reposition this property to attract a wider buyer pool, increasing its marketability and driving a sale closer to its higher estimated value.
Amenities
Regional Bus Connectivity: While not served by Luas or DART, Martry is connected to regional transport via Bus Éireann Route 333 passing through Ennistymon, linking to major hubs like Galway and Limerick via Ennis (approximately 30-minute drive to Ennis train station).
Details
- Coastal Lifestyle Appeal: Situated near Ennistymon, the property offers access to the renowned Lahinch Beach and Golf Club (approximately 5km), and iconic Cliffs of Moher (approximately 15km), providing exceptional outdoor and leisure opportunities.
- Essential Local Services: Ennistymon town centre provides key amenities including SuperValu for groceries, multiple pharmacies like O'Connor's Pharmacy, local GP services at Ennistymon Medical Centre, and schools such as Scoil Mhuire National School and Ennistymon Community School.
- Hypothesis: Growing Tourism Impact: The property's proximity to major tourist attractions like the Cliffs of Moher and Lahinch suggests increasing demand from those seeking a lifestyle property or a holiday home, which could drive future price growth and rental yield potential in the area.
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.