40 Oak Drive, Bloomfield, Castletroy, Limerick, V94 194K
31 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.
31 closed sales nearby · 10mo 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 31 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €445,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
31 verified closed sales within 1.5km · 18 months.
Asking price sits marginally above the median transaction level.
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 increased 2.6% 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
31
Transactions Analysed
Within 1.5km
10 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 · 31 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 61 Oak Drive, Bloomfield, Castletroy, Limerick | 2025-06-04 | 127m² | |
| 5 Larch Close, Bloomfield, Annacotty, Limerick | 2024-10-15 | — |
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 Advantage: With an A3 BER rating, this property's annual energy costs are estimated to be €800-€1,200, significantly lower than a D-rated property of similar size which would incur €1,800-€2,200 annually, saving €1,000-€1,400 per year.
Details
- Optimal Configuration: The 120m² size and 3 bedrooms/3 bathrooms configuration align well with the market median of 3 beds and 2 baths within 100km, offering a practical and sought-after layout.
- Value Optimization Opportunity: While BER A3 is excellent, a further investment of €4,000-€6,000 in smart home technology or enhanced insulation could potentially increase its value by €8,000-€12,000, further solidifying its premium positioning against properties with lower BER ratings.
- Hypothesis: The property's A3 BER rating provides a strong competitive advantage, contributing an estimated €15,000-€20,000 in value uplift compared to similar-sized properties with D-rated BERs in Limerick, assuming average market conditions and a proactive approach to energy efficiency investments.
Amenities
Transport Connectivity: While the data doesn't specify exact bus routes or train stations for V94194K, Castletroy is known to be served by multiple Bus Éireann routes, connecting to Limerick City Centre, and is within reasonable driving distance of Limerick Colbert Train Station.
Details
- Educational Hub Proximity: The property is situated near the University of Limerick, Castletroy College, and several primary schools such as Scoil Naomh Íde, offering excellent educational opportunities for families.
- Local Convenience: The Castletroy area provides ample shopping with the Castletroy Shopping Centre and numerous local shops and restaurants, alongside healthcare facilities like the Plassey Clinic and pharmacies within a short drive.
- Hypothesis: Given Castletroy's established reputation as a university town with strong public transport links to Limerick City and its proximity to key amenities like the University of Limerick and numerous retail centres, the property's value is likely to benefit from ongoing urban development initiatives in Limerick, projected to increase demand by 5-7% over the next two years, particularly for family-oriented properties.
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.