195 Sycamore Drive, Woodhaven, Castletroy, Co. Limerick, V94 V2AX
17 homes sold nearby. See what they went for — and what to bid on this one.
€335,000 · 3 Bed · 2 Bath · 120m² · Terrace
Market Position
Below Typical Sale Prices
At €335,000, 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.
17 closed sales nearby · 12mo 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 €335,000, 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 €16,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €335,000, 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.
€16,750
That's what overbidding by just 5% on a €335,000 home costs you — before interest.
A €19 check before a €335,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
17
Transactions Analysed
Within 1.5km
12 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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 188 Sycamore Drive, Woodhaven, Castletroy, Limerick | 2024-11-22 | — | |
| 123 Carrowkeel, Woodhaven, Castletroy, Limerick | 2025-11-27 | 98m² |
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 Rating Advantage: The B3 BER rating suggests lower annual energy costs compared to older properties, likely in the range of €1,200-€1,600 annually, versus €1,800-€2,400 for a D-rated property of similar size.
Space Efficiency: At 120.0m², this 3-bedroom, 2-bathroom terrace house offers a generous living space for its type, providing 40.0m² per bedroom on average.
Value Optimization: With a B3 BER, achieving a B2 rating could cost approximately €6,000-€9,000 and potentially add €10,000-€15,000 in value, making it a sound investment for further enhancement.
Hypothesis: Given the B3 BER, there's a significant opportunity to leverage the property's size and layout by focusing on minor BER upgrades to achieve a B2 or B1 rating, potentially unlocking an additional 5-8% in market value and significantly reducing running costs, appealing to a wider buyer pool.
Amenities
Transport Connectivity: While specific routes are not provided for V94V2AX, Castletroy, Co. Limerick is generally served by Bus Éireann routes, facilitating access to Limerick city centre.
Educational Hub: The property is situated near significant educational institutions, including the University of Limerick and a range of primary and secondary schools, enhancing its appeal to families and students.
Local Retail and Services: Nearby amenities include the Castletroy Shopping Centre, with shops like Dunnes Stores and various retail outlets, alongside local pharmacies and health clinics, offering convenient access to daily necessities.
Hypothesis: The presence of the University of Limerick and a concentration of family-oriented amenities in Castletroy suggests that properties in this specific micro-location (Woodhaven) may experience consistent demand driven by both student rentals and family purchasers, supporting steady capital growth.
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.