Mountrivers, Doonbeg, Co. Clare, V15 RR67
4 homes sold nearby. See what they went for — and what to bid on this one.
€550,000 · 5 Bed · 6 Bath · 285m² · Detached
Market Position
Significantly Above Local Sales
At €550,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 17mo 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 4 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
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. 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.
Financial Exposure · 101% 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
€550,000
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 · Low
4
Transactions Analysed
Within 5.0km
17 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 · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Caherfeenick North, Doonbeg, Clare, Clare | 2025-10-17 | 142m² | |
| Caherfeenick, Cree, Kilrush, Clare | 2023-12-08 | 151.4m² |
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
Good BER Rating: The B3 BER rating indicates good energy efficiency, likely resulting in annual energy costs of approximately €1,400-€1,800, compared to €2,200-€2,800 for a G-rated property of similar size.
Generous Size: At 285m², this property offers substantial living space, which is well-suited for larger families or those desiring ample room, comparing favorably to the typical detached property in many areas.
Value Optimization Potential: While the BER is good, upgrading to an A-rated BER could cost approximately €8,000-€12,000 but potentially increase property value by €15,000-€20,000 and reduce annual energy costs further.
Hypothesis: The presence of 6 bathrooms for 5 bedrooms suggests a luxury focus, which may appeal to a niche market but could also be a point of over-specification if not fully utilized, impacting resale appeal for a broader buyer base.
Amenities
Limited Transport Connectivity: Doonbeg, Co. Clare is not served by direct train stations, Luas, or DART lines, and specific bus route numbers serving Mountrivers are not provided in the data.
Local Lifestyle Offerings: The immediate area around Doonbeg, Co. Clare, is known for its natural beauty and proximity to the Wild Atlantic Way, offering coastal walks and outdoor activities, though specific parks or gyms are not detailed.
Healthcare & Education Access: While specific healthcare facilities like hospitals or pharmacies in Doonbeg are not detailed, larger regional centers would typically be required for comprehensive services, and local schools would need to be identified for family appeal.
Hypothesis: The property's location in Doonbeg, Co. Clare, suggests a reliance on private transport and a focus on rural lifestyle amenities, which could be a draw for buyers seeking tranquility but a deterrent for those prioritizing urban convenience or public transport links.
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.