Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 8.3% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 18.6km over the last 12 months show a median of EUR 728,107 for similar 2-bed farms. Our fair value estimate is EUR 739,104, which is 7.6% below the asking price of EUR 800,000. There may be room to negotiate. Listed 71 days ago — slightly above the typical pace, mild leverage on opening bid.
72 days
On market
BER EXEMP
Energy rating
2 bed
Bedrooms
1 bath
Bathrooms
This is a preview — 3 of 20 sections are open21%
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THE QUESTION
Priced ~8% above our €739k estimate; 1 red flag before you bid.
Here's my honest read before you bid. The asking of €800,000 is about 8% above where the comparable sales actually land. I'd treat the estimate as a guide — it leans on 10 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.
0272 days on market — anchor eroding — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €800,000
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 10 comps and the 2 findings on this property.
FREE PREVIEW: 1 OF 2 FINDINGS
ⓘ WATCH
72 days on market — anchor eroding
Listing-age and cut history shift who holds leverage in the negotiation.
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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
10 comparable sales · Property Price Register
Cameron Cottage, Leagaurd South, Spanish Point18.6 km · 2025-12 · match 40
€655,000
Oyster Lodge, Main St, Liscannor14.2 km · 2026-01 · 3 bed · 126 m² · match 39
€805,000
Cleadagh Cottage, Spanish Point, Miltown Malbay17.8 km · 2025-11 · match 37
€725,000
🔒 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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Official data
21+ Irish government and industry sources.
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