Mountrivers, Doonbeg, Cree, Co. Clare, V15 RD43
4 homes sold nearby. See what they went for — and what to bid on this one.
€330,000 · 5 Bed · 4 Bath · 120m² · Detached
Market Position
Priced Above Local Sales
At €330,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling. 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. Size-adjusted for similar homes (type match, beds ±1, size ±20%). 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. 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.
Financial Exposure · 20% 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
€330,000
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
BER Upgrade Investment: Upgrading this E2-rated property to a more energy-efficient B2 rating would cost an estimated €8,000-€12,000, but could significantly increase its market value by €15,000-€20,000, making it a sound investment.
Energy Cost Savings: Improving the BER from E2 to B2 could reduce annual energy costs from an estimated €2,200-€2,800 to €1,000-€1,500, offering annual savings of €1,200-€1,300 for a property of this 120m² size.
Spacious Configuration: This 120m², 5-bedroom, 4-bathroom detached home offers substantially more space and facilities than the median 3-bedroom, 2-bathroom properties typically sold in the 5km radius, catering well to larger families.
Hypothesis: The combination of a strong existing structure (5 beds, 4 baths) and a poor BER rating suggests a prime 'fixer-upper' opportunity; an investment in energy efficiency upgrades could disproportionately boost the property's appeal and value in a market increasingly prioritising sustainable living, especially given the rural setting.
Amenities
Rural Transport Access: While not served by Luas, DART, or train lines, the property benefits from access to Local Link bus services, providing essential public transport connections to nearby towns like Kilrush and Ennis.
Comprehensive Local Services: Doonbeg village offers practical amenities including Doonbeg National School, Doonbeg Community Crèche, and Doonbeg Medical Centre, with larger retail options available in Kilrush, approximately 15-20 minutes' drive away.
Exceptional Lifestyle Appeal: The location provides direct access to the Wild Atlantic Way for scenic walks, Doonbeg Beach, and the renowned Trump International Golf Links & Hotel Doonbeg, offering significant leisure and tourism amenities.
Hypothesis: The unique blend of practical local amenities with significant tourism and natural attractions suggests that the long-term value of this property is heavily tied to the continued development of the Wild Atlantic Way and the appeal of coastal living, drawing both local families and holiday homeowners seeking a lifestyle investment.
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.