3 The Forts, Dooradoyle Road, Dooradoyle, Co. Limerick, V94 XR3K
46 homes sold nearby. See what they went for — and what to bid on this one.
€415,000 · 4 Bed · 3 Bath · 121m² · Semi-D
Market Position
Priced Above Local Sales
At €415,000, this home is priced above what most similar properties sold for recently. Buyers at this level have historically paid a premium — a disciplined opening offer and a firm walk-away ceiling are essential.
46 closed sales nearby · 9mo 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 €415,000, 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 €20,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €415,000, 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.
€20,750
That's what overbidding by just 5% on a €415,000 home costs you — before interest.
A €19 check before a €415,000 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 46 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €415,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
46 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price is positioned above the size-adjusted median. This places the property outside the core transaction band where most comparable homes closed. 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 1.8% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
46
Transactions Analysed
Within 1.5km
9 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 · 46 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 20 The Forts, Dooradoyle, Limerick, Limerick | 2025-02-28 | 91m² | |
| 4 Lissanalta Close, Dooradoyle, Limerick, Limerick | 2025-11-13 | 166.6m² |
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
Energy Efficiency Potential: With a C1 BER rating, upgrading to a B2 rating could cost approximately €8,000-€12,000, potentially increasing property value by €15,000-€20,000 and reducing annual energy costs from an estimated €1,800-€2,200 to €800-€1,200.
Details
- Generous Living Space: The 121.0m² size of this 4-bedroom, 3-bathroom semi-detached property is on the larger side compared to the median 3-bedroom, 2-bathroom configuration prevalent in the surrounding 100km market, indicating good space efficiency.
- Value Optimization Opportunity: Given the C1 BER, investing in energy upgrades could unlock significant capital appreciation and long-term cost savings, as a C1 rated property often falls below the desired standard for many buyers in appreciating markets.
- Hypothesis: The current C1 BER rating, while not poor, presents a clear opportunity for value enhancement; a strategic investment in insulation and heating upgrades could elevate the property's appeal and saleability, potentially aligning it more closely with the B-rated properties that command higher prices and achieve quicker sales within a 10km radius.
Amenities
Transport Hub Proximity: Located in Dooradoyle, residents have access to multiple Bus Eireann routes, such as the 301 and 304, providing direct links to Limerick City Centre and surrounding towns, facilitating easy commuting.
Details
- Local Amenities Abound: The area is well-served by The Crescent Shopping Centre for retail, alongside University Hospital Limerick for healthcare, and numerous primary and secondary schools including Gaelscoil Sáirséal and St. Nessan's Community College.
- Active Lifestyle Options: Dooradoyle offers convenient access to essential services and leisure, with the Limerick Regional Sports Complex for fitness and the nearby People's Park providing green space for recreation and relaxation.
- Hypothesis: The strategic location of this property in Dooradoyle, a well-established residential area with direct access to Limerick's primary hospital, major shopping centres, and robust public transport networks, positions it favourably for both families and professionals seeking convenient urban living with a suburban feel, likely contributing to sustained demand and value.
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.