21 Elm Road, Riverbank, Annacotty, Limerick, V94 DT9E
16 homes sold nearby. See what they went for — and what to bid on this one.
€440,000 · 3 Bed · 4 Bath · 127m² · Semi-D
Market Position
Below Typical Sale Prices
At €440,000, 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.
16 closed sales nearby · 11mo 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.
These signals interact — full analysis in report.
€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 16 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
16 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
16
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±12%
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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 10 The Willows, Riverbank, Annacotty, Limerick | 2025-10-21 | — | |
| 59 Salmon Weir, Annacotty, Limerick, Limerick | 2025-10-02 | — |
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 Impact: With a C2 BER rating, this property likely has annual energy costs of approximately €1,200-€1,600, whereas upgrading to a B2 rating could cost €8,000-€12,000 and potentially reduce these costs by €400-€600 annually, while also enhancing resale value.
Generous Size: At 127m², the property offers a substantial living space, exceeding the typical size expectations for a 3-bedroom semi-detached home and potentially commanding a premium in the local market.
Configuration Mismatch: While boasting 4 bathrooms for 3 bedrooms, this configuration, though offering convenience, may not be the most cost-effective for achieving optimal value compared to a property with a more balanced ratio of bedrooms to bathrooms, which could improve its appeal to a wider buyer demographic.
Hypothesis: Given the C2 BER rating and 4 bathrooms for 3 bedrooms, a strategic investment in energy efficiency upgrades to achieve a B1 or A3 rating, costing an estimated €10,000-€15,000, could differentiate this property in the Limerick market, potentially adding €18,000-€25,000 in value and significantly reducing ongoing running costs, making it more attractive to environmentally conscious buyers.
Amenities
Transport Links: The area is served by Bus Eireann routes 301, 302, and 303, providing connectivity to Limerick city centre and surrounding towns, with Limerick Colbert train station also accessible for wider travel.
Local Education: Nearby educational facilities include St. Nessan's National School and Colaiste na Piarsaigh, catering to primary and secondary education needs for families in the locality.
Healthcare Access: University Hospital Limerick is within a reasonable driving distance, offering comprehensive healthcare services, supplemented by local pharmacies and medical centres in Annacotty and Castletroy.
Hypothesis: The proximity to key amenities like the University of Limerick and its associated research park, combined with the V94DT9E address suggesting an established residential area with good transport links via Bus Eireann routes, implies that properties in this specific pocket of Annacotty are well-positioned for rental yield and capital appreciation, driven by student and academic demand.
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.