23 Bengal Terrace, Old Cork Road, Limerick City, Co. Limerick, V94 TC7F
16 homes sold nearby. See what they went for — and what to bid on this one.
€235,000 · 3 Bed · 1 Bath · 85m² · End of Terrace
Market Position
Priced Within Local Sold Range
At €235,000, this home is priced within the typical range of 16 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
16 closed sales nearby · 7mo 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 €235,000, 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 €11,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €235,000, 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.
€11,750
That's what overbidding by just 5% on a €235,000 home costs you — before interest.
A €19 check before a €235,000 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
From €19 for your strategy on a €235,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
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 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
16
Transactions Analysed
Within 1.5km
7 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 · 16 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 Bengal Terrace, Old Cork Rd, Limerick, Limerick | 2025-12-17 | 85m² | |
| 34 Bengal Terrace, Old Cork Rd, Limerick, Limerick | 2025-10-16 | 102.2m² |
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 Investment: Upgrading this D2 BER to a B2 rating would cost an estimated €8,000-€12,000, offering potential annual energy savings of €1,000-€1,400 and potentially increasing the property's value by €15,000-€20,000.
Details
- Bathroom Below Median: With one bathroom, this property falls below the median of two bathrooms for homes within a 5km radius, indicating a potential area for renovation to enhance market appeal and functional value.
- Efficient Living Space: The 85m² end-of-terrace property, while compact for three bedrooms, offers an efficient and practical layout that is typical for its type and size, providing a functional family home.
- Hypothesis: Strategic improvements beyond energy efficiency, such as adding a second bathroom or guest WC, could significantly elevate the property's market standing and bring it closer to the local median standard, thereby unlocking substantial additional value for the homeowner.
Amenities
Excellent Transport Connectivity: The property benefits from robust local transport links via Bus Éireann routes 302 and 304A along Old Cork Road, and Limerick Colbert Station is conveniently located approximately 2.5km away, offering easy access to the city and beyond.
Details
- Comprehensive Local Services: Residents have excellent access to essential amenities with Childers Road Retail Park and Crescent Shopping Centre, including major supermarkets like Lidl and Aldi, all within approximately 2.5km of the property.
- Family-Friendly Environment: The area is well-suited for families with St. Saviour's National School and Our Lady of Lourdes National School nearby, and local green spaces like Ballyclough Park (approx 1km) providing essential recreational opportunities.
- Hypothesis: Ongoing urban development in Limerick City and the continued enhancement of public transport infrastructure, particularly on the Old Cork Road corridor, will further strengthen the appeal and long-term value of properties in Bengal Terrace, cementing its status as a highly desirable location for families and commuters.
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.