175 Caislean Na Habhann, Castletroy, Co. Limerick, V94 Y58N
20 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 4 Bed · 1 Bath · 120m² · Semi-D
Market Position
At the Upper End of Local Sales
At €440,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
20 closed sales nearby · 9mo 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 €440,000, 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 €22,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €440,000, 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.
€22,000
That's what overbidding by just 5% on a €440,000 home costs you — before interest.
A €19 check before a €440,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 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 decreased 8.6% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 13% 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
€440,000
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
20
Transactions Analysed
Within 1.5km
9 months
Data Freshness
Most recent sale age
±17%
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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 104caislean Na Habhann, Castletroy, Limerick, Limerick | 2025-06-05 | 146m² | |
| 81 Caislean Na Habhann, Castletroy, Limerick, Limerick | 2025-10-31 | 146m² |
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 Savings: With a strong B BER rating, this property's annual energy costs are estimated at €1,200-€1,600, offering substantial savings of €600-€1,000 annually compared to a typical D-rated property of similar size, which would incur costs of €1,800-€2,200.
Spacious Family Living: At 120m² with 4 bedrooms, this property falls into the 'Large' size category, providing ample space compared to the local median of 3-bedroom homes within the 5km radius.
Bathroom Upgrade Opportunity: The property features 1 bathroom for 4 bedrooms, which is below the median of 2 bathrooms for properties sold in the 5km radius, presenting a clear opportunity for a strategic upgrade to enhance value and appeal.
Hypothesis: While the property's single bathroom for four bedrooms might be a minor detractor for some, its superior BER and generous 120m² size provide a strong foundation for value, appealing to buyers prioritising energy efficiency and space, with potential for future bathroom addition.
Amenities
Extensive Transport Access: The property benefits from robust public transport, with numerous Bus Éireann routes serving the Castletroy area (e.g., 304A to Limerick City Centre), and Limerick Colbert Station providing national rail links a short drive away.
Premier Educational Hub: Located near the esteemed University of Limerick, the property offers excellent access to top-tier educational facilities including Milford National School, Monaleen National School, and Castletroy College.
Comprehensive Local Services: Residents enjoy convenient access to essential amenities like Castletroy Shopping Centre (featuring SuperValu), a Lidl, various local clinics, and the extensive retail options at Crescent Shopping Centre, alongside lifestyle venues like Castletroy Park Hotel.
Hypothesis: The unparalleled concentration of educational institutions, particularly the University of Limerick, combined with family-friendly amenities and robust transport links, solidifies Castletroy's status as a highly desirable residential area, ensuring sustained demand for properties like this.
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.