33 Haymarket, Cathedral Place, Limerick City Centre, V94 XEF4
29 homes sold nearby. See what they went for — and what to bid on this one.
€285,000 · 4 Bed · 4 Bath · 112m² · Terrace
Market Position
Priced Within Local Sold Range
At €285,000, this home is priced within the typical range of 29 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.
29 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 €285,000, 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 €14,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €285,000, 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.
€14,250
That's what overbidding by just 5% on a €285,000 home costs you — before interest.
A €19 check before a €285,000 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 29 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €285,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
29 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
29
Transactions Analysed
Within 1.5km
7 months
Data Freshness
Most recent sale age
±17%
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 · 29 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 23 The Haymarket, Cathedral Place, Limerick, Limerick | 2025-07-04 | 135m² | |
| 9 The Haymarket, Cathedral Place, Limerick, Limerick | 2025-02-11 | 126m² |
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 B3 Advantage: With a B3 BER rating, this property offers better energy efficiency than a D-rated property, potentially saving €1,000-€1,400 annually in energy costs compared to a typical D-rated terrace home of similar size.
Details
- Generous Space: The 112m² size for a 4-bedroom, 4-bathroom terrace property within Limerick City Centre is above average, offering good spatial efficiency compared to the 5km radius median of 3 bedrooms and 2 bathrooms.
- Renovation Opportunity: While the B3 BER is good, investing in upgrades to achieve an A or B rating could cost an estimated €8,000-€12,000 and potentially increase property value by €15,000-€20,000, especially in this active market.
- Hypothesis: The B3 BER rating, while good, leaves room for further optimization; a strategic upgrade to a B1 or A3 rating would not only enhance long-term cost savings but also significantly boost the property's resale value and market appeal, potentially fetching an additional €10,000-€15,000.
Amenities
City Centre Connectivity: Located in Limerick City Centre, this property is well-served by multiple bus routes, including local services to all parts of the city, and is a short walk to Limerick Colbert Train Station, offering excellent regional connectivity.
Details
- Local Convenience Hub: Residents have immediate access to a wide array of amenities, including the high street shopping district, numerous cafes and restaurants like Cornstone and King John's Castle, and essential services like the Limerick City Medical Centre.
- Family & Education Focus: The property is within walking distance of several primary and secondary schools such as Limerick City Educate Together National School and Ardscoil Rís, along with childcare facilities like Bright Beginnings Creche.
- Hypothesis: The prime city centre location, evidenced by its walkability score and proximity to key transport hubs like Limerick Colbert Station, suggests that future infrastructure investments, such as enhanced pedestrian zones or cycle lanes, could further bolster property value and desirability.
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.