26 Castlerock Road, Castleconnell, Co Limerick, V94 2H66
14 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 4 Bed · 3 Bath · 156m² · Semi-D
Market Position
Priced Within Local Sold Range
At €445,000, this home is priced within the typical range of 14 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
14 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 €445,000, 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 €22,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €445,000, 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.
€22,250
That's what overbidding by just 5% on a €445,000 home costs you — before interest.
A €19 check before a €445,000 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 14 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €445,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
14 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
Statistical Confidence · High
14
Transactions Analysed
Within 1.5km
7 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 · 14 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 18 Castlerock Woods, Castleconnell, County Limerick, Limerick | 2025-01-14 | — | |
| 39 Castlerock Road, Castleconnell, Limerick | 2025-07-28 | 104.7m² |
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
Exceptional Energy Savings: With an A2 BER rating, this property offers annual energy costs estimated at €800-€1,200, which is a significant saving of €1,000-€1,400 annually compared to a typical D-rated property of similar size (estimated €1,800-€2,200).
Details
- Generous Living Space: At 156m², this 4-bedroom, 3-bathroom semi-detached property offers substantially more space than the typical 3-bedroom, 2-bathroom homes that dominate the median market in the wider 10km and 20km radii.
- Premium Configuration: The property's 4-bed, 3-bath layout aligns with the median for the immediate 5km radius, indicating it meets the expectations for larger, more modern family homes, enhancing its market appeal and long-term value.
- Hypothesis: Given the current premium for turn-key, energy-efficient homes, the A2 BER, combined with the property's generous 156m² size and 4-bed, 3-bath configuration, will command a higher price per square meter than less efficient or smaller properties in the immediate 5km radius, solidifying its position as a top-tier asset.
Amenities
Strategic Transport Links: Castleconnell benefits from direct access to the M7 motorway via Junction 28, facilitating commutes to Limerick City (approx. 15-20 min drive) and other major urban centres, complemented by Bus Éireann routes like the 323/323A serving the village and Castleconnell Train Station on the Limerick-Ballybrophy line.
Details
- Family-Friendly Infrastructure: The area boasts excellent educational facilities including Castleconnell National School and Ahane National School, with Newport College providing secondary education, alongside local childcare options like Castleconnell Creche and Little Acorns Childcare.
- Vibrant Local Lifestyle: Residents enjoy a high quality of life with amenities such as the scenic riverside walks along the Shannon, Castleconnell Civic Park, and local clubs like Castleconnell Boat Club, complemented by essential services including SuperValu Castleconnell and the Castleconnell Medical Centre, all within the village.
- Hypothesis: The increasing demand for a blend of village charm and urban accessibility will drive continued buyer interest in Castleconnell, particularly for properties like this semi-detached home, due to its proximity to both natural amenities like the River Shannon and crucial transport links to Limerick City.
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.