162 Kylemore, School House Road, Castletroy, Co. Limerick, V94 T1XK
19 homes sold nearby. See what they went for — and what to bid on this one.
€525,000 · 4 Bed · 3 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €525,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
19 closed sales nearby · 11mo 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 €525,000, 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 €26,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €525,000, 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.
€26,250
That's what overbidding by just 5% on a €525,000 home costs you — before interest.
A €19 check before a €525,000 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 19 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
19 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. 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 0.2% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 16% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€525,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
19
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±5%
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 · 19 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 118 Kylemore, Old Schoolhouse Road, Castletroy, Limerick | 2025-04-25 | 127m² | |
| 111 Evanwood, Golf Links Road, Castletroy, Limerick | 2025-06-26 | 105m² |
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 Energy Efficiency: With an A3 BER rating, this property's annual energy costs are estimated to be between €800-€1,200, significantly lower than the €1,800-€2,200 typically seen for D-rated properties of similar size in the area.
Value Optimization: While no specific upgrade costs are needed for an A3 rating, maintaining this efficiency level ensures optimal resale value, as properties with lower BER ratings (e.g., D to B2) might require €8,000-€12,000 in upgrades to achieve similar market appeal.
Space Efficiency: This 120.0m² semi-detached property offers 4 bedrooms and 3 bathrooms, indicating a good balance of living space and amenities for its size, aligning well with family needs and market demand for functional layouts.
Hypothesis: The A3 BER rating suggests proactive investment in energy-efficient design and construction, potentially indicating higher quality build materials and construction methods overall, which could translate to lower long-term maintenance costs beyond just energy bills and a stronger appeal to environmentally conscious buyers.
Amenities
Transport Connectivity: While specific bus routes, train stations, or Luas/DART stops are not detailed for Castletroy, Limerick, its designation as 'Outside Dublin' implies reliance on local public transport networks and potential for car dependency, requiring further investigation into specific Limerick City services.
Educational Hub: Castletroy is known to be a strong educational area, likely serving students of the University of Limerick and surrounding primary and secondary schools such as Castletroy College and Gaelscoil Chaladh an Treoigh, enhancing family appeal.
Local Conveniences: The area typically offers a range of local shopping facilities, supermarkets, and essential services, with specific mention of The Crescent Shopping Centre in Limerick City, providing convenient access for daily needs.
Hypothesis: The presence of the University of Limerick in Castletroy likely creates a sustained demand for rental properties and attracts a young professional demographic, which, combined with family-oriented amenities, could foster a dynamic and evolving local market with consistent upward pressure on property values.
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.