337 the lodges, ballykisteen, limerick junction, co. tipperary, e34 d921
37 homes sold nearby. See what they went for — and what to bid on this one.
€165,000 · 2 Bed · 3 Bath · 95m² · Terrace
Market Position
Below Typical Sale Prices
At €165,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
37 closed sales nearby · 20mo 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 €165,000, 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 €8,250 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €165,000, 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.
€8,250
That's what overbidding by just 5% on a €165,000 home costs you — before interest.
A €19 check before a €165,000 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 37 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
37 verified closed sales within 5.0km · 36 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 5.0kmTime: 36m12m vs 12mMedian transaction price per m² has increased 9% year-on-year, based on the trailing 36-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
37
Transactions Analysed
Within 5.0km
20 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 · 37 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 319 The Lodges, Ballykisteen, Monard, Westmeath | 2025-04-29 | 95m² | |
| 312 The Lodges, Ballykisteen, Monard, Tipperary | 2025-08-11 | 98m² |
Transactions within a 5.0km radius and 36-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 Advantage: With a C3 BER rating, this property's estimated annual energy costs are €1,200-€1,600, potentially saving €600-€1,000 annually compared to typical D-rated properties of similar size.
Spacious Design: At 95m² with 2 bedrooms and 3 bathrooms, this terrace offers a high bathroom-to-bedroom ratio, surpassing the 5km median of 2 bathrooms for 3 bedrooms, enhancing its appeal and convenience.
Value Enhancement Potential: Upgrading the C3 BER to an A or B rating could cost an estimated €5,000-€10,000, but is projected to increase the property's market value by €10,000-€15,000, yielding a strong return on investment.
Hypothesis: The property's generous bathroom count for a 2-bedroom layout suggests it was designed with either luxury short-term rentals or multi-generational living in mind, providing a unique differentiator in the local market.
Amenities
Key Rail Hub Access: The property is well-connected due to its proximity to Limerick Junction Train Station (approximately 8km), providing direct intercity rail services to major Irish cities including Dublin, Cork, and Limerick.
Essential Services Nearby: Residents have access to a range of essential services within an 8km radius in Tipperary Town, including specific schools like St. Joseph's Primary School and Abbey School, along with local pharmacies and GP clinics.
Leisure & Outdoor Living: Immediate recreational options include the on-site Ballykisteen Golf & Country Club, while the nearby Limerick Greenway offers extensive routes for walking and cycling, promoting an active lifestyle.
Hypothesis: The unique combination of a golf resort setting and unparalleled national rail connectivity through Limerick Junction positions this property as exceptionally appealing for both a quiet residential lifestyle and a high-yield holiday home investment.
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.