11 Colbert Terrace, Abbeyfeale, Co Limerick, V94 Y4E8
12 homes sold nearby. See what they went for — and what to bid on this one.
€59,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €59,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
12 closed sales nearby · 6mo 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 €59,000, 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 €2,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €59,000, 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.
€2,950
That's what overbidding by just 5% on a €59,000 home costs you — before interest.
A €19 check before a €59,000 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 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €59,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
12 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the size-adjusted median, suggesting favourable entry conditions. 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
12
Transactions Analysed
Within 3.0km
6 months
Data Freshness
Most recent sale age
±20%
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 · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 9 Colbert Terrace, Abbeyfeale, Limerick, Limerick | 2024-04-12 | 65m² | |
| Convent Street, Abbeyfeale, Co Limerick, Limerick | 2024-10-08 | 90m² |
Transactions within a 3.0km radius and 24-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 Unknown Risk: With an unknown BER rating (SI_666), prospective buyers should factor in potential upgrade costs; improving an older property from a D to a B2 rating could cost between €8,000 and €12,000, but typically adds €15,000 to €20,000 in value.
Details
- Generous Size: At 120m², this 3-bedroom terrace house is categorized as 'Large', offering substantial living space compared to the median 3-bedroom properties in the 10km radius, which typically have 1.5 bathrooms.
- Underlying Condition Implied: The significant gap between the €59,000 asking price and the €229,061 estimated value strongly suggests the property requires substantial investment beyond routine BER upgrades, likely encompassing major structural or cosmetic overhauls.
- Hypothesis: The combination of an unknown BER and a highly discounted asking price for a generously sized property suggests that the true value proposition hinges on a comprehensive structural survey revealing the extent of required renovations, turning a low entry price into a significant renovation project.
Amenities
Essential Transport Access: Abbeyfeale is primarily served by Bus Éireann Route 13, providing connectivity to larger centres like Limerick and Tralee, though direct train, Luas, or DART services are not available in this rural location.
Details
- Community-Focused Facilities: The property benefits from proximity to key local amenities such as St. Ita's National School and Abbeyfeale Community College, alongside healthcare access via the Abbeyfeale Medical Centre and local pharmacies, supporting family needs.
- Local Retail & Lifestyle: Daily needs are met by local supermarkets like SuperValu and Spar, complemented by local cafes such as Two Sisters Cafe, pubs like The Square Bar, and recreational spaces including Abbeyfeale Town Park, all within walkable distance from Colbert Terrace.
- Hypothesis: The blend of established local amenities, providing essential services and a community lifestyle, may mitigate the lack of major urban transport links, suggesting the property would appeal most to buyers prioritizing local convenience and a quieter, rural setting over extensive urban connectivity.
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.