Tullycrine, Cooraclare, Kilrush, Co. Clare, Cooraclare, Co. Clare, V15 XD29
5 homes sold nearby. See what they went for — and what to bid on this one.
€485,000 · 4 Bed · 3 Bath · 184m² · Detached
Market Position
At the Upper End of Local Sales
At €485,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
5 closed sales nearby · 11mo recency · Low 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 €485,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €24,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
€24,250
That's what overbidding by just 5% on a €485,000 home costs you — before interest.
A €19 check before a €485,000 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 5 verified local sales · Low confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €485,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
5 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 66% 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
€485,000
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
5
Transactions Analysed
Within 5.0km
11 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 · 5 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Tullycrine, Cooraclare, Clare, Clare | 2025-08-14 | 109m² | |
| Benvoran, Cooraclare, Kilrush, Clare | 2025-04-24 | 248.8m² |
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 Cost Investment: Upgrading the E1 BER rating to a C1 could cost an estimated €10,000-€15,000, potentially increasing the property's value by €18,000-€25,000 and improving marketability.
Details
- Large Footprint: With a size of 184.0m², this detached property is larger than the median of 3 bedrooms and 2 bathrooms typically found within a 100km radius, offering more space than the average local offering.
- Value Optimization Gap: While the property has 4 bedrooms and 3 bathrooms, its E1 BER rating is significantly below the average standard expected for a property of this size and potential value, representing a clear opportunity for value optimization through energy efficiency upgrades.
- Hypothesis: The E1 BER rating, coupled with the asking price significantly above local comparables, suggests that a buyer may be paying a premium for the property's size and configuration but will need to invest substantially in energy efficiency to align it with market expectations and reduce long-term running costs, potentially making a lower BER rating property with similar specifications a more financially prudent choice.
Amenities
Limited Connectivity: The location in Tullycrine, Cooraclare, Kilrush, Co. Clare, is likely served by local bus routes rather than major public transport hubs like DART or Luas stations, suggesting longer travel times to urban centers.
Details
- Rural Service Access: Access to specific schools, healthcare, and retail facilities will likely require travel to nearby towns such as Kilrush, which would offer amenities like Scoil Mhuire primary school, Kilrush Community Hospital, and Tesco supermarket.
- Local Lifestyle: The area offers a rural lifestyle with potential for outdoor activities, but specific lifestyle amenities like parks or dedicated walking routes would need to be confirmed through local knowledge, as they are not detailed in the provided data.
- Hypothesis: The property's location in a rural part of Co. Clare suggests that its primary appeal will be to buyers seeking a quieter lifestyle, with limited reliance on public transport and services. This means that while the price may seem high against regional averages, its value proposition is tied more to the specific attributes of the rural setting and its remoteness rather than urban-centric connectivity and amenity access.
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.