Riverside, Church Street, Scarriff, Co. Clare., Scarriff, Co. Clare, V94 TX26
8 homes sold nearby. See what they went for — and what to bid on this one.
€325,000 · 5 Bed · 3 Bath · 147m² · Detached
Market Position
Priced Within Local Sold Range
At €325,000, this home is priced within the typical range of 8 recent closed sales nearby. There's room to negotiate — seller leverage is 5.3/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
8 closed sales nearby · 15mo 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 €325,000, 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 €16,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €325,000, 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.
These signals interact — full analysis in report.
€16,250
That's what overbidding by just 5% on a €325,000 home costs you — before interest.
A €19 check before a €325,000 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 8 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 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 sits marginally above the median of comparable sales. 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
Statistical Confidence · High
8
Transactions Analysed
Within 5.0km
15 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.
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 · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Dundale, Mountshannon Road, Ballyminogue, Clare | 2024-08-27 | 173m² | |
| Drewsboro Road, Scariff, Co Clare, Clare | 2026-01-06 | 113.9m² |
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 B3 Advantage: With a B3 BER rating, this property is positioned well, suggesting annual energy costs of approximately €1,500-€1,900, compared to €2,500-€3,000 for a typical D-rated property of similar size.
Spacious Configuration: The 147m² size and 5 bedrooms make this a large property, exceeding the median of 3 bedrooms and potentially offering a premium of €10,000-€15,000 per extra bedroom compared to the 3-bed median in the 10km radius.
Value Enhancement Opportunity: While no specific repair data is provided, a property with a B3 BER could achieve a value uplift of €8,000-€12,000 by upgrading to a B1 or A3 rating, with estimated costs of €5,000-€8,000, further enhancing its market appeal.
Hypothesis: Given the higher median bed count of 4.0 within a 5km radius over 90 days, this 5-bedroom property, despite its size, might appeal to a niche market; however, if the 5th bedroom is smaller or less functional, it could be perceived as less valuable, potentially leading to a 5-10% discount compared to a more efficiently configured 4-bedroom property.
Amenities
Limited Direct Transport: Scarriff is not directly served by train stations or Luas/DART lines, meaning reliance on bus services like Bus Éireann routes such as the 343 to Gort/Galway, requiring longer journey times for urban connectivity.
Localised Amenities: The area offers essential amenities like SuperValu supermarket and local pharmacies, with schools such as Scarriff Community College within proximity, catering to immediate resident needs.
Community Focus: The property's location on Church Street suggests good walkability to local shops and community facilities within Scarriff town centre, enhancing daily convenience for non-commuting residents.
Hypothesis: The lack of direct public transport links to major urban centres from Scarriff, combined with the prevalence of 3-bedroom properties in the broader 100km market, suggests that properties in Scarriff with excellent transport links or proximity to larger towns could see a 15-20% higher appreciation rate due to the growing demand for accessible rural living.
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.