23 Clonbeg, Church Hill Meadows, Raheen, Co. Limerick, V94 R9CW
16 homes sold nearby. See what they went for — and what to bid on this one.
Price on request · 5 Bed · 3 Bath · 125m² · Semi-D
Market Position
No Price Listed — Here's What the Market Says
No asking price to anchor to — which makes it easy to overbid. Based on 16 verified transactions nearby, similar homes sold for — with a median of . Use the closed sales data to set your own ceiling.
16 closed sales nearby · 8mo 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
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Best & Final
If multiple offers
Ceiling
Do not exceed
Similar homes sold for a median of — know exactly where to anchor your first offer.
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A 5% overshoot on a home at the local median costs €21,243 — before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid, check 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.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
€21,243
That's what a 5% overshoot costs on a home at the local median — before interest.
A €19 check before you start bidding blind.
Get Your Exact Bid Numbers for This Property
No asking price? That's exactly when you need the data. Know what similar homes actually sold for — and set your ceiling before emotions take over.
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 Price on request 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%).
No asking price is listed. The chart shows the verified closed sales distribution for 16 comparable properties — the core transaction band runs from .
This chart shows the verified closed sales distribution for comparable properties. 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: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 4.1% 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
16
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±13%
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 |
|---|---|---|---|
| 13 Rosnaree, Church Road, Raheen, Limerick | 2025-07-28 | 135m² | |
| 1 Greenview Close, Glencairin, Dooradoyle, Limerick | 2025-09-01 | 137.6m² |
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
Efficient Living: With a C3 BER, this property already offers annual energy costs estimated at €1,300-€1,700, providing €500-€900 in savings compared to typical D-rated properties of similar size.
Details
- Strategic Upgrade Potential: Improving the C3 BER to a B2 rating could cost between €5,000 and €10,000, but is projected to increase the property's market value by €10,000-€15,000, offering a clear return on investment.
- Superior Space & Layout: At 125m² with 5 bedrooms and 3 bathrooms, this semi-detached property significantly exceeds the local median of 3 bedrooms and 2 bathrooms, offering exceptional space and flexibility for a growing family or home office needs.
- Hypothesis: Given the property's generous 5-bedroom, 3-bathroom configuration, the market may perceive its current C3 BER as a prime opportunity for a minor energy efficiency upgrade to B2, enhancing its long-term appeal and commanding a higher premium without extensive renovations.
Amenities
Commuter Convenience: Excellent transport connectivity is provided by frequent Bus Éireann routes 301, 304, and 304A, offering direct access to Limerick city centre, with Limerick Colbert Station (for wider rail links) approximately 6km away.
Details
- Essential Services Hub: Located approximately 2km from both the highly regarded Crescent College Comprehensive and the crucial University Hospital Limerick, the property offers unparalleled access to top-tier educational and healthcare facilities.
- Retail & Recreation Proximity: Enjoy convenient access to extensive shopping at Crescent Shopping Centre (2km) and local amenities at Raheen Shopping Centre (1km), complemented by recreational opportunities at Mungret Park and Playground (3km) for family leisure.
- Hypothesis: The property's strategic position in Raheen, specifically its close proximity to University Hospital Limerick and Crescent Shopping Centre, positions it as a highly attractive option for healthcare professionals and families seeking convenience, which will likely sustain its demand and value regardless of broader market fluctuations.
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.