Confidence Mediumi — 10 comparable sales support this estimate
△ PRICED 12.0% OVER OUR ESTIMATE
The asking price appears above market value. 10 comparable sales within 0.7km over the last 13 months show a median of EUR 228,740 for similar 4-bed houses. Our fair value estimate is EUR 240,907, which is 10.8% below the asking price of EUR 270,000. There may be room to negotiate.
33 days
On market
210 m²
Floor area
BER EXEMP
Energy rating
4 bed
Bedrooms
This is a preview — 3 of 20 sections are open20%
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THE QUESTION
Priced ~12% above our €241k estimate; 1 red flag, 1 warning before you bid.
Here's my honest read before you bid. The asking of €270,000 is about 12% 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.
02Moderate flood risk — OPW CFRAM.
0333 days, no cut — anchor holding, for now — 0.
SUGGESTED BID — COMPUTED FOR THIS PROPERTY LOCKED
Asking €270,000
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 3 findings on this property.
FREE PREVIEW: 1 OF 3 FINDINGS
ⓘ WATCH
33 days, no cut — anchor holding, for now
Listing-age and cut history shift who holds leverage in the negotiation.
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1 RED FLAG AND 1 WARNING TO UNLOCK
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Poor BER (EXEMP)
Moderate flood risk
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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
11 Beal An Inbhir, Shanakyle Rd, Kilrush690 m · 2026-03 · 3 bed · 109 m² · D1 · match 79
€225,000
7 Odeas Road, Kilrush, Co Clare540 m · 2026-03 · 3 bed · 90 m² · C3 · match 70
€176,000
Merchants Quay, Kilrush, Co Clare380 m · 2026-03 · match 62
€137,000
🔒 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.
2 green flags on this property — free
10 comparable sales — strong evidenceNo bidding frenzy — normal market pace
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