165 curragh birin, castletroy, limerick, v94 na0p
7 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 3 Bed · 2 Bath · 76m² · Terrace
Market Position
At the Upper End of Local Sales
At €285,000, 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 · 11mo 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 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
Statistical Confidence · Moderate
7
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±15%
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 |
|---|---|---|---|
| 165 Curragh Birin, Castletroy, Limerick, Limerick | 2025-08-13 | 76m² | |
| 14 Halcyon Place, The Park, Castletroy, Limerick | 2025-06-04 | 78m² |
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
Energy Efficiency Advantage: With a BER C rating, this property offers estimated annual energy costs of €1,500-€1,900, representing a saving of €300-€700 compared to typical D-rated properties of similar size which cost €1,800-€2,200 annually.
Optimal Configuration: The property's 3 bedrooms and 2 bathrooms perfectly match the median for recently sold properties across all monitored radii (5km, 10km, 20km), indicating a highly sought-after and standard layout for the area.
Efficient Layout: At 76m², the property is categorized as a 'Medium' size, offering a practical and efficient footprint typical for a terrace house, aligning well with common buyer preferences for manageable living spaces in the Limerick market.
Hypothesis: The existing BER C rating positions this property as an attractive balance of current efficiency and potential for a cost-effective upgrade to a B or A rating (estimated €5,000-€10,000 investment), which could further enhance its market value by €10,000-€15,000 and appeal to eco-conscious buyers.
Amenities
Excellent Connectivity: The property benefits from strong public transport links in Castletroy, with Limerick City Bus routes such as the 304 and 304A easily accessible, providing direct connections to Limerick City Centre, and Limerick Colbert Train Station is approximately 5km away.
Educational Hub: Situated in Castletroy, the property is in close proximity to the renowned University of Limerick, along with highly regarded schools including Castletroy College (secondary) and Milford National School (primary), making it exceptionally appealing for families and academics.
Lifestyle & Retail Access: Residents enjoy convenient access to Castletroy Shopping Centre for daily needs (e.g., Dunnes Stores), while lifestyle amenities such as UL Sport Arena and various restaurants and cafes around the University of Limerick campus provide diverse leisure options.
Hypothesis: The clustering of top-tier educational institutions, comprehensive retail options like Castletroy Shopping Centre, and robust transport infrastructure creates a highly desirable and self-sustaining micro-market in Castletroy, making properties in areas like Curragh Birin exceptionally attractive for long-term family living and resilient to broader market fluctuations.
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.