2 Pery Court, Mallow Street Upper, Limerick City Centre, V94 W970
74 homes sold nearby. See what they went for — and what to bid on this one.
€225,000 · 2 Bed · 1 Bath · 72m² · Apartment
Market Position
Priced Within Local Sold Range
At €225,000, this home is priced within the typical range of 74 recent closed sales nearby. There's room to negotiate — seller leverage is 3.1/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
74 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 €225,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €225,000, 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.
€11,250
That's what overbidding by just 5% on a €225,000 home costs you — before interest.
A €19 check before a €225,000 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 74 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €225,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
74 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 size-adjusted median, 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 5.5% year-on-year, based on the trailing 18-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
74
Transactions Analysed
Within 1.5km
9 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 · 74 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Apt 16, Pery Court, Upper Mallow St, Limerick | 2025-12-15 | 66m² | |
| 14 Taits Corner, Glentworth St, Limerick, Limerick | 2025-07-08 | 60m² |
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 Upgrade Opportunity: Upgrading the D1 BER rating to a B2 would likely cost between €8,000-€12,000, but could potentially increase the property's value by €15,000-€20,000, presenting a clear return on investment.
Details
- Size Efficiency: At 72.0m², this 2-bedroom apartment offers a space efficiency of 36.0m² per bedroom, which is generally standard for city centre apartments but could be optimized with clever interior design.
- Value Optimization Potential: While the D1 BER is a drawback, the property's current asking price of €225,000, compared to an estimated value of €264,114.09, presents an opportunity to invest in upgrades and realize a significant profit upon resale.
- Hypothesis: Investing in a comprehensive BER upgrade from D1 to B2, including insulation, window replacements, and an efficient heating system, would not only reduce estimated annual energy costs by €1,000-€1,400 compared to its current rating but would also significantly enhance its marketability and appeal to a wider pool of buyers seeking lower running costs.
Amenities
Excellent Transport Links: The property is within walking distance of Limerick Colbert Train Station, offering direct services to Dublin Heuston and other key Irish cities, and is serviced by multiple Bus Éireann routes including 301, 302, and 303 for comprehensive city coverage.
Details
- Prime City Centre Location: Residents have direct access to key Limerick City Centre amenities including the Milk Market for fresh produce, Brown Thomas for high-end retail, and a wide array of restaurants and cafes such as The Cornstore and King John's Castle.
- Healthcare Proximity: The property is strategically located near the University Hospital Limerick (approximately 3km), offering advanced medical facilities, and is within a short walk of local pharmacies like O'Connell Street Pharmacy and pharmacies within the Shaws Department Store.
- Hypothesis: The proximity to Limerick Colbert Train Station and numerous bus routes, combined with a high walkability score within the city centre, means that this property could command a 5-10% rental yield premium compared to similar apartments outside this immediate amenity-rich zone, attracting both short-term and long-term renters.
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.