15 Cryle View Manor, Abbeyfeale, Co Limerick, V94 R3H7
7 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €269,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
7 closed sales nearby · 7mo recency · Moderate 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 €269,000, 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 €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 7 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
7 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 7 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 41 Cryle View Close, Killarney Rd, Abbeyfeale, Limerick | 2025-10-31 | 106.3m² | |
| 6 Foxfield, Ellis Wood, Killarney Road Abbeyfeale, Limerick | 2025-12-12 | 112m² |
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 Advantage: With a C2 BER rating, this property is reasonably energy-efficient; annual energy costs are estimated at €1,400-€1,800, potentially saving €600-€1,000 annually compared to G-rated properties of similar size.
Space Efficiency: A 120m² semi-detached home with 4 bedrooms and 3 bathrooms offers a good balance of space for its size, potentially commanding a premium over smaller 3-bedroom units in the area.
Value Optimization Opportunity: Upgrading the C2 BER rating to a B2 would likely cost €8,000-€12,000 and could increase the property's value by €15,000-€20,000, offering a clear return on investment.
Hypothesis: Given the C2 BER rating and 3 bathrooms, there's an opportunity to further enhance the property's appeal and value by focusing on minor interior upgrades and modernising the third bathroom to align with the expectations of buyers seeking 4-bedroom family homes.
Amenities
Limited Direct Transport: Abbeyfeale is not directly served by train stations, Luas, or DART; nearest services would require significant travel, impacting commuter convenience for those reliant on public transport to major urban centres.
Local Amenities Available: While specific details aren't provided, Abbeyfeale typically offers essential local amenities including schools, shops, and healthcare facilities within a reasonable radius, catering to daily needs.
Rural Connectivity Challenge: The lack of specific major transport links means relying on local bus services or private vehicles, which can impact the property's appeal to a wider buyer demographic seeking strong connectivity.
Hypothesis: The property's location outside major urban hubs, coupled with the absence of direct rail or tram links, suggests that its primary buyer pool will be those seeking a more rural lifestyle, with a stronger emphasis on local community amenities and potentially lower property prices compared to well-connected commuter towns.
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.