105 Dromroe, Rhebogue, Rhebogue, Co. Limerick, V94 DP2H
21 homes sold nearby. See what they went for — and what to bid on this one.
€310,000 · 3 Bed · 2 Bath · 117m² · Terrace
Market Position
Priced Within Local Sold Range
At €310,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 8mo recency · High 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 €310,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €15,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €310,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€15,500
That's what overbidding by just 5% on a €310,000 home costs you — before interest.
A €19 check before a €310,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €310,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price aligns with the size-adjusted median. Median anchored to size-similar transactions.
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 — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±10%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 86 Keane St, Kilallee, Co Limerick, Limerick | 2025-11-24 | 85m² | |
| 56 Clare St, Dublin Rd, Limerick City, Limerick | 2025-05-16 | 150m² |
Transactions within a 1.5km radius and 18-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: The C2 BER rating indicates moderate energy efficiency; upgrading from a C2 to a B2 rating could cost approximately €6,000 - €9,000 and potentially increase property value by €9,000 - €14,000.
Size Advantage: At 117m², this terrace offers 22.7% more living space than the 1km median sale price for the same type of property (which likely includes smaller terraces), providing better value per square meter if priced comparably.
Value Optimization: With an estimated value of €339,678 and an asking price of €310,000, there is a €29,678 buffer, allowing for potential investment in minor upgrades to improve the BER rating and enhance overall property appeal.
Hypothesis: Given the C2 BER rating, focusing on targeted insulation and airtightness improvements, costing an estimated €4,000-€6,000, could push the BER to a B3, potentially increasing the property's value by €7,000-€10,000 and achieving annual energy savings of €400-€600 compared to its current C2 rating, representing a strong return on investment.
Amenities
Transport Connectivity: Access to public transport is limited, with no specific bus routes, train stations, Luas, or DART stops mentioned as serving Rhebogue directly, likely requiring travel to nearby towns for such services.
Local Facilities: Limited specific amenities are detailed for Rhebogue itself, suggesting residents would rely on nearby larger towns such as Limerick City for educational facilities like Ardscoil Mhuire, healthcare at University Hospital Limerick, and retail at Crescent Shopping Centre.
Walkability: The property is located in Rhebogue, which is a rural village setting, implying limited walkability to extensive amenities and likely requiring car ownership for most daily needs and access to services.
Hypothesis: The absence of direct public transport links and specific local amenities in Rhebogue suggests that properties here command a premium primarily due to their rural setting and lower density, appealing to buyers seeking a quieter lifestyle, which in turn may drive demand for properties that offer larger plots or greater perceived privacy compared to urban alternatives.
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.