Roxholme House, Clounty, Scarriff, Co. Clare, V94 A7K6
3 homes sold nearby. See what they went for — and what to bid on this one.
€795,000 · 6 Bed · 9 Bath · 479m² · Detached
Market Position
Significantly Above Local Sales
At €795,000, 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.
3 closed sales nearby · 30mo 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 3 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
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Financial Exposure · 127% 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
€795,000
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
3
Transactions Analysed
Within 5.0km
30 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 · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 An Garran, Mountshannon, Co Clare, Clare | 2024-07-28 | 210m² | |
| Sellernaun West, Mountshannon, Co Clare, Clare | 2023-10-12 | 166m² |
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 Efficiency Premium: The B3 BER rating offers significant advantages, with estimated annual energy costs of €1,600-€2,000, compared to €2,800-€3,400 for a D-rated property of similar size in the area.
Details
- Spacious Accommodation: With 479.0m² of living space and 6 bedrooms, this property offers ample room, exceeding the median of 3 bedrooms and 2 bathrooms found within 100km.
- Value Optimization Opportunity: Investing €10,000-€15,000 to upgrade the B3 BER rating to a B2 or B1 could potentially increase the property's value by €20,000-€25,000, representing a strong return on investment.
- Hypothesis: The high number of bathrooms (9) relative to bedrooms (6) may indicate a legacy design choice or a focus on en-suite facilities which, while luxurious, might not align with the most efficient space utilization for the typical family buyer in this region, impacting resale potential.
Amenities
Limited Public Transport: Scarriff's rural location means direct access to major public transport hubs is limited, with no direct bus routes, train stations, Luas, or DART stations listed as serving this specific postcode.
Details
- Local Services: The nearest significant amenities, such as supermarkets like SuperValu, primary schools like Scarriff National School, and healthcare facilities like the Scarriff Medical Centre, are likely located within Scarriff town, approximately a 5-10 minute drive.
- Rural Connectivity: While direct public transport is scarce, the property is located in an area that offers access to local amenities through a network of regional roads, requiring a car for most daily needs.
- Hypothesis: The property's location, while offering rural tranquility, suggests that future value appreciation will be heavily dependent on local infrastructure investment, such as improved broadband speeds and enhanced road networks, to compensate for the lack of immediate public transport and urban amenities.
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.