mount alverna, clon road, ennis, co. clare, ennis, co. clare, v95 en2h
23 homes sold nearby. See what they went for — and what to bid on this one.
€425,000 · 5 Bed · 5 Bath · 323m² · Detached
Market Position
Priced Above Local Sales
At €425,000, 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.
23 closed sales nearby · 10mo 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 €425,000, 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 €21,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €425,000, 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.
€21,250
That's what overbidding by just 5% on a €425,000 home costs you — before interest.
A €19 check before a €425,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €425,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 verified closed sales within 1.5km · 18 months.
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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 18.2% 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 · High
23
Transactions Analysed
Within 1.5km
10 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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| San Michelle, Clon Rd, Ennis, Clare | 2025-11-14 | 185.2m² | |
| Blackrock, Ard Na Greine, Ennis, Clare | 2024-11-11 | 180m² |
Transactions within a 1.5km 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
Exceptional Space: At 323m² with 5 bedrooms and 5 bathrooms, this detached property offers exceptional space and extensive facilities, significantly exceeding the median 3-bedroom, 2-bathroom configurations common in the 5km surrounding area.
Details
- Energy Cost Savings: With a C2 BER rating, this home provides good energy efficiency; annual energy costs are estimated to be notably lower than a D-rated home of similar size, potentially saving approximately €600-€800 annually.
- Premium Appeal: The generous 5-bedroom, 5-bathroom layout combined with its substantial 323m² size positions this property as a premium offering, well above the 75th percentile in terms of scale and amenities compared to recent sales in the 10km radius.
- Hypothesis: The property's combination of a contemporary large layout (5 beds/5 baths) and a respectable C2 BER rating suggests it is well-aligned with the demands of modern family living, potentially commanding a higher market premium and achieving a faster sale due to the reduced need for immediate renovations or costly energy upgrades compared to many older, lower-BER rated alternatives in the area.
Amenities
Strategic Transport Links: Connectivity for this Ennis property is strong, with Ennis Train Station approximately 2km away offering rail links to Limerick and Dublin, and Bus Éireann services (e.g., Route 333 to Galway/Limerick, Route 343 to Cliffs of Moher) available from Ennis Bus Station, about 2.5km distant.
Details
- Convenient Daily Shopping: Daily conveniences are highly accessible, with Tesco Superstore located directly on Clon Road within 1km, and Dunnes Stores approximately 1.5km away, ensuring highly convenient grocery and retail access for residents.
- Essential Local Facilities: Families benefit from proximity to key educational and healthcare facilities, including Ennis National School and St. Flannan's College within 2.5km, complemented by Ennis General Hospital, also situated approximately 2.5km from the property for essential medical access.
- Hypothesis: The property's strategic position on Clon Road provides excellent access to essential retail, educational, and healthcare services within a 3km radius, a factor that will likely enhance its long-term appeal and value, as sustained demand for family-friendly, well-connected locations within Ennis continues to drive localized property market growth.
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.