145 Dromroe, Rhebogue, Co. Limerick, V94 C5FK
33 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 3 Bed · 3 Bath · 102m² · Semi-D
Market Position
Below Typical Sale Prices
At €335,000, 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.
33 closed sales nearby · 9mo 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
33 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.9% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
33
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±13%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 106 Drominbeg, Rhebogue, Limerick, Limerick | 2025-05-30 | 110m² | |
| 52 Dromroe, Rhebogue, Limerick, Limerick | 2025-09-01 | 90m² |
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 Rating Investment: Upgrading the D1 BER rating to a B2 could cost approximately €8,000 - €12,000, potentially increasing the property's value by €15,000 - €20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Space Efficiency: With 102.0m² and 3 bedrooms/3 bathrooms, this property offers a good ratio of 34.0m² per bedroom, which is generally considered efficient for a semi-detached home of this size in the current market.
Value Optimization: Given the D1 BER, focusing on insulation and heating upgrades offers a clear path to immediate value enhancement and improved marketability, transforming a cost center into an investment with a tangible return.
Hypothesis: The presence of 3 bathrooms for 3 bedrooms suggests a modern configuration likely appealing to families or multiple occupants, and strategic energy efficiency upgrades could position this property to command a price closer to the €372,500 1km median sale price for similar types.
Amenities
Connectivity Limitations: While in Rhebogue, Co. Limerick, this property is not directly served by Luas or DART services; closest train access would be Limerick Colbert Station, approximately 8-10km away, with local bus routes likely limited to regional services.
Local Services: The immediate area of Rhebogue offers basic local amenities, but for comprehensive shopping, healthcare, and a wider range of educational facilities, residents would typically rely on services in Limerick City or nearby towns like Pallasgreen.
Commuter Reliance: Commuting to Limerick City would likely involve driving, given the distance and limited direct public transport, making proximity to major road networks such as the M7 motorway a key factor for potential buyers.
Hypothesis: The value of properties in Rhebogue is significantly tethered to their proximity to Limerick City and the quality of road infrastructure, with a lack of direct public transport links to major employment centres likely creating a valuation ceiling compared to areas with better 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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.