27 Clover Hill, Dooradoyle, Limerick, V94 RPF9
33 homes sold nearby. See what they went for — and what to bid on this one.
€399,000 · 3 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €399,000, this home is priced within the typical range of 33 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.
33 closed sales nearby · 12mo 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 €399,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,950 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €399,000, 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.
€19,950
That's what overbidding by just 5% on a €399,000 home costs you — before interest.
A €19 check before a €399,000 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 33 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
33 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the median of comparable sales. 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 decreased 3.9% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
33
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±14%
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 · 33 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 13 Rosnaree, Church Road, Raheen, Limerick | 2025-07-28 | 135m² | |
| 20 The Forts, Dooradoyle, Limerick, Limerick | 2025-02-28 | 91m² |
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 Investment: Upgrading this property's 'C' BER rating to a 'B2' could cost an estimated €8,000-€12,000 and potentially increase its market value by €15,000-€20,000, presenting a clear return on investment.
Size Efficiency: With 120.0m² and 3 bedrooms, the property offers a comfortable living space, comparable to the 5 similar broad type properties sold within 1km in the last 90 days.
Value Optimization Potential: While the BER is 'C', which is respectable, targeted energy efficiency upgrades could significantly enhance the property's long-term appeal and running costs, potentially closing the gap with higher-rated homes in the area.
Hypothesis: The 'C' BER rating suggests that while the property is reasonably efficient, a strategic investment of approximately €10,000 in insulation and heating system upgrades could unlock an additional 4-5% value increase, particularly if similar properties in the immediate vicinity have achieved higher BER ratings through such improvements.
Amenities
Transport Links: Dooradoyle is served by Bus Éireann routes 301 and 304 connecting to Limerick City Centre and surrounding areas, providing essential public transport access.
Local Conveniences: Residents have proximity to The Crescent Shopping Centre, housing a variety of retail outlets and supermarkets like Tesco, and are within easy reach of local schools such as Coláiste Mhuire and St. Nessan's National School.
Healthcare Access: University Hospital Limerick is located approximately 2km away, offering comprehensive medical services, with numerous local pharmacies and GP clinics readily accessible in Dooradoyle.
Hypothesis: The consistent demand for properties in Dooradoyle, driven by its strong public transport links to Limerick City and the presence of key educational and healthcare facilities, suggests that properties with modernised kitchens and bathrooms could command a 5-10% premium over the current median sale price within the 1km radius.
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.