15 Waterside Mews, Castleconnell, Co. Limerick, V94 YD1V
21 homes sold nearby. See what they went for — and what to bid on this one.
€259,000 · 3 Bed · 3 Bath · 103m² · Terrace
Market Position
Below Typical Sale Prices
At €259,000, 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.
21 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 €259,000, 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 €12,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €259,000, 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.
€12,950
That's what overbidding by just 5% on a €259,000 home costs you — before interest.
A €19 check before a €259,000 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
Price Distribution Analysis
21 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 median of comparable sales, 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
21
Transactions Analysed
Within 3.0km
10 months
Data Freshness
Most recent sale age
±14%
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 |
|---|---|---|---|
| 22 Castle Oaks Village, Castleconnell, Limerick, Limerick | 2025-09-30 | 86m² | |
| 12 St Patricks Villas, Castleconnell, Limerick, Limerick | 2025-06-27 | — |
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 D1 Upgrade Potential: Upgrading the D1 BER rating to a B2 could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000.
Standard Size Offering: At 103m², the property offers a standard living space, aligning with the median 3-bedroom configuration common in the wider market.
Value Optimization Opportunity: With a D1 BER, the estimated annual energy costs are likely €1,800-€2,200, whereas achieving a B2 rating could reduce this to €800-€1,200, presenting a significant saving and value-add.
Hypothesis: The property's D1 BER rating, while indicating room for improvement, is common in the market, with 100% of properties in the surrounding 100km radius having an unknown BER, suggesting that improving energy efficiency could be a key differentiator and value driver in this area.
Amenities
Limerick City Connectivity: While no specific local bus routes are provided, Castleconnell is served by Bus Éireann routes connecting to Limerick City, offering essential transport links.
Local Services Accessible: Castleconnell offers a range of local amenities, including shops, cafes, and the Castleconnell National School, contributing to a convenient lifestyle.
Green Spaces Nearby: The property is located close to the River Shannon, offering scenic walks and recreational opportunities, enhancing the quality of life for residents.
Hypothesis: The €35,215 average price difference within a 10km radius over the last 30 days, significantly higher than the €16,572 average difference over 90 days, suggests that improved local amenities or infrastructure developments in Castleconnell could be driving increased demand and price appreciation.
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.