2 castlerock mews, castleconnell, co. limerick, v94 xev5
23 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 3 Bath · 88m² · Terrace
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 23 recent closed sales nearby. There's room to negotiate — seller leverage is 8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
23 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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 23 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €290,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
23 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 sits marginally below the size-adjusted median. 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 3.9% 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
23
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±18%
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 · 23 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 2 Castlerock Mews, Castlerock, Castleconnell, Limerick | 2025-11-26 | 87.8m² | |
| 1 Castlerock Rd, Coolbawn, Castleconnell, Limerick | 2025-06-23 | — |
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
Energy Efficiency Advantage: With a B BER rating, this property is highly energy-efficient, with estimated annual energy costs of €1,200-€1,600, offering typical savings of €200-€1,000 annually compared to a D-rated property of similar size which can incur €1,800-€2,200.
Details
- Spacious & Well-Configured: The 88m² terraced property offers a practical and desirable layout with 3 bedrooms and 3 bathrooms, aligning well with the 3-bedroom median and surpassing the 2-bathroom median for properties sold within a 10km radius.
- Modern Bathroom Ratio: The inclusion of 3 bathrooms significantly exceeds the median of 2 bathrooms for properties in the 10km radius, enhancing convenience and adding a modern premium that is highly valued by contemporary buyers.
- Hypothesis: The property's superior 3-bathroom configuration, compared to the regional 2-bathroom median, positions it as a highly attractive offering, potentially commanding a faster sale and higher price as buyers increasingly prioritise modern amenities and reduced competition for facilities within a home.
Amenities
Regional Transport Links: While not directly served by Luas or DART, Castleconnell is connected to Limerick City via Local Link Limerick bus services, with Limerick Colbert Train Station approximately 15km away offering wider rail connectivity.
Details
- Family-Centric Education: The property is conveniently located near Castleconnell National School, ensuring accessible primary education, and benefits from local childcare facilities within the village.
- Vibrant Local Lifestyle: Residents can enjoy local shops including Centra and pharmacies, as well as pubs like The Fisherman's Thatched Inn within Castleconnell, providing essential services and community hubs, with major retail options available at Crescent Shopping Centre in Limerick City.
- Hypothesis: The harmonious blend of serene village life with essential local amenities and efficient regional transport to Limerick City will continue to drive demand for properties in Castleconnell, attracting buyers seeking a balanced, community-focused lifestyle and contributing to sustained property value appreciation.
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.