17 Monaleen Heights, Castletroy, Limerick, V94 TKF1
21 homes sold nearby. See what they went for — and what to bid on this one.
€480,000 · 3 Bed · 2 Bath · 120m² · Bungalow
Market Position
Below Typical Sale Prices
At €480,000, 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 · 14mo 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 €480,000, 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 €24,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €480,000, 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.
€24,000
That's what overbidding by just 5% on a €480,000 home costs you — before interest.
A €19 check before a €480,000 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 3.0kmTime: 24m12m vs 12mMedian transaction price per m² has increased 9.3% year-on-year, based on the trailing 24-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
21
Transactions Analysed
Within 3.0km
14 months
Data Freshness
Most recent sale age
±20%
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 |
|---|---|---|---|
| 41 Monaleen Heights, Castletroy, Limerick, Limerick | 2025-08-22 | 178m² | |
| 44 Hazelhall, Monaleen, Castletroy, Limerick | 2024-10-18 | 142m² |
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 Improvement Opportunity: With an F BER rating, upgrading to a C2 rating would likely cost €10,000-€15,000 and could add €18,000-€25,000 to the property's value, representing a sound investment.
Size and Space: The 120m² bungalow configuration is standard for the area, with 3 bedrooms and 2 bathrooms, fitting well within the typical market offering.
Potential Value Optimization: Investing in BER upgrades from F to B2 could cost €8,000-€12,000 and potentially increase the property's market value by €15,000-€20,000, aligning it better with modern buyer expectations and energy efficiency standards.
Hypothesis: Given the F BER rating, properties in this area with a D or better rating achieved a median sale price of €310,000-€314,000 in the last 30 days within 5-10km, suggesting that significant BER upgrades are crucial for this bungalow to command a competitive price comparable to better-rated homes.
Amenities
Transport Connectivity: The area is served by Limerick City Bus routes, providing connectivity, and is approximately a 10-minute drive to Limerick Colbert Train Station.
Educational Hub: Proximity to the University of Limerick and secondary schools like Castletroy College enhances the area's appeal, particularly for families and students.
Local Conveniences: Residents have easy access to the Castletroy Shopping Centre, which includes a large supermarket and various retail outlets, as well as local cafes and restaurants.
Hypothesis: The presence of the University of Limerick and associated student population may be driving some of the recent market activity and price increases within a 10km radius, indicating a potential for consistent demand from both owner-occupiers and investors focused on rental yields.
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.