33 Newtown Manor, Castletroy, Limerick, Co. Limerick, V94 661V
35 homes sold nearby. See what they went for — and what to bid on this one.
€445,000 · 3 Bed · 3 Bath · Semi-D
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Market Position
Priced Above Local Sales
At €445,000, 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.
35 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
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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.
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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 35 verified local sales · High confidence
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Price Distribution Analysis
35 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
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.
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 4.3% 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
35
Transactions Analysed
Within 1.5km
12 months
Data Freshness
Most recent sale age
±15%
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 · 35 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 218 Woodhaven, Castletroy, Limerick, Limerick | 2025-05-09 | 135m² | |
| 12 Newtown Manor, Monaleen, Limerick, Limerick | 2025-03-04 | 106m² |
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 A3 Advantage: This property boasts an A3 BER rating, positioning it among the most energy-efficient homes, likely resulting in annual energy costs between €800-€1,200, significantly lower than typical D-rated homes in the area.
Generous Living Space: With 120.0m² of space and 3 bedrooms and 3 bathrooms, this property offers a comfortable living environment, aligning well with the needs of families and professionals.
Value Optimization Potential: Given the A3 BER rating, significant capital expenditure on energy upgrades is not required; focus can instead be placed on cosmetic enhancements or functional improvements to maximize resale value, potentially adding €10,000-€15,000 with strategic renovations.
Hypothesis: The A3 BER rating represents a significant competitive advantage, especially in markets with rising energy costs; this will likely continue to command a premium over properties with lower BER ratings, further enhancing its long-term investment appeal.
Amenities
Excellent Transport Hub: While specific routes are not detailed, Castletroy is known for its connectivity, and Limerick's public transport network generally includes regular bus services connecting to Limerick city centre.
Educational Epicentre: The property is located in an area renowned for its educational facilities, being in close proximity to the University of Limerick, Northern Trust, and numerous primary and secondary schools such as Gaelscoil Sheáin Uí Éalaithe and Colaiste Mhuire, making it highly attractive to families and students.
Convenient Local Services: Castletroy boasts a wide array of amenities including the Castletroy Shopping Centre with its array of shops and services, alongside multiple pharmacies and healthcare clinics, ensuring daily needs are easily met.
Hypothesis: The strong concentration of educational institutions and associated student/staff population in Castletroy, combined with the growing demand for rental properties due to these institutions, will likely drive consistent rental yields and capital appreciation for properties like this, even outside of major urban cores.
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.