Confidence Mediumi — 9 comparable sales support this estimate
△ PRICED 6.2% OVER OUR ESTIMATE
The asking price appears above market value. 9 comparable sales within 1.7km over the last 12 months show a median of EUR 311,343 for similar 4-bed detached houses. Our fair value estimate is EUR 305,570, which is 6.0% below the asking price of EUR 325,000. There may be room to negotiate.
45 days
On market
BER EXEMP
Energy rating
4 bed
Bedrooms
2 bath
Bathrooms
This is a preview — 3 of 20 sections are open21%
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THE QUESTION
Priced ~6% above our €306k estimate; 1 red flag before you bid.
Here's my honest read before you bid. The asking of €325,000 is about 6% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 9 sales of mixed fit. There is 1 red flag here I wouldn't ignore — the full report names it and what to do. Don't let any “moving fast” pressure rush you — the numbers give you room to bid sensibly and walk away if it runs past what it's worth.
01Poor BER (EXEMP) — SEAI BER register.
0245 days, no cut — anchor holding, for now — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €325,000
OPEN
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LIKELY
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WALK AWAY
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Three figures with reasoning — where to open, where it likely lands, and the number you don't go past — computed from the 9 comps and the 2 findings on this property.
FREE PREVIEW: 1 OF 2 FINDINGS
ⓘ WATCH
45 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
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Time your bid to the listing's lifecycle; we alert you the day the price moves.
1 RED FLAG TO UNLOCK
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Poor BER (EXEMP)
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29%
of Irish buyers discover problems only after purchase — and 18% would have changed their offer. Knowing both the good and the bad, before you bid, is the whole game.
CCPC HOMEBUYING RESEARCH 2025 · N = 1,007
Inside the full report
All 20 sections — the flags are graded, the evidence is inside.
Bid Strategy
Where to open, where it lands, the number you don't go past
Comparable Sales
All 14 comps — both price tiers, distances and dates
Flood, Radon & Environment
Four screens mapped to this exact plot — including the one insurers check
Sale & Price History
What this house sold for before — and every cut on this listing
+ 16 more insights — planning register · schools & childcare · transport & broadband · running costs · demographics · noise & air · buy-to-let
Comparable sales
9 comparable sales · Property Price Register
26 Francis Street, Kilrush, County Clare790 m · 2026-01 · match 64
€250,000
301 Quay Mills, Kilrush, Co. Clare830 m · 2025-11 · match 61
€248,500
Morven, Merchants Quay, Kilrush1.1 km · 2026-01 · match 59
€275,000
🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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🔒 Locked compunlocks with Buyer's Pass
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The unrenovated tier is open above. The locked comps are the renovated tier — they're what tell you whether the retrofit pays for itself.
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