11 Mill Falls, South Quay, Newcastle West, Co Limerick, V42 WP96
10 homes sold nearby. See what they went for — and what to bid on this one.
€160,000 · 2 Bed · 2 Bath · 120m² · Apartment
Market Position
Priced Within Local Sold Range
At €160,000, this home is priced within the typical range of 10 recent closed sales nearby. There's room to negotiate — seller leverage is 0/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
10 closed sales nearby · 10mo 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 €160,000, 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 €8,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €160,000, 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.
€8,000
That's what overbidding by just 5% on a €160,000 home costs you — before interest.
A €19 check before a €160,000 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 10 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €160,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
10 verified closed sales within 1.5km · 18 months.
Asking price aligns with the median transaction level.
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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
10
Transactions Analysed
Within 1.5km
10 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 · 10 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Mill Falls, South Quay, Newcastle West, Limerick | 2025-06-04 | — | |
| 21 Mill Falls, Newcastlewest, Co. Limerick, Limerick | 2025-02-24 | — |
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 C2 Energy Efficiency: With a C2 BER rating, this apartment is moderately energy efficient, offering potential annual savings of approximately €800-€1,200 compared to E-rated properties, but significant upgrades could yield higher savings.
Details
- Cost-Effective Upgrades: Improving from a C2 to a B2 BER rating could cost an estimated €5,000-€9,000 and potentially increase the property's value by €10,000-€15,000, representing a worthwhile investment.
- Spacious Apartment Configuration: At 120.0m², this two-bedroom, two-bathroom apartment offers a generous living space that is larger than the median 3-bedroom, 2-bathroom properties typically sold within a 100km radius.
- Hypothesis: The C2 BER rating, while not poor, represents a missed opportunity for capital appreciation and significant energy cost reduction; focusing upgrades on insulation and heating systems could strategically position this larger apartment to command a premium closer to the €315,000 median sale price seen within 100km.
Amenities
Limited Direct Public Transport: The data does not specify direct bus routes, train stations, or Luas/DART stops serving Newcastle West, suggesting potential reliance on private transport for wider connectivity.
Details
- Local Services Availability: Newcastle West itself offers a range of local amenities including primary and secondary schools, pharmacies, and various retail outlets, contributing to everyday convenience.
- Walkability & Local Access: While specific walking routes aren't detailed, the presence of local shops and schools implies a degree of walkability within Newcastle West town centre for daily necessities.
- Hypothesis: The lack of explicit public transport connectivity data for Newcastle West suggests that its appeal to commuters or those reliant on public transport is limited, meaning its value proposition is more tied to local community infrastructure and regional road networks rather than integrated public transit systems that often drive higher property values in urban centres.
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.