43 Glenside, Castletroy, Limerick, Co. Limerick, Castletroy, Co. Limerick, V94 P6E5
27 homes sold nearby. See what they went for — and what to bid on this one.
€475,000 · 4 Bed · 3 Bath · Semi-D
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Market Position
At the Upper End of Local Sales
At €475,000, this home is priced above what similar properties sold for — buyers at this level tend to overpay without a defined ceiling.
27 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
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €475,000, 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 €23,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €475,000, 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.
€23,750
That's what overbidding by just 5% on a €475,000 home costs you — before interest.
A €19 check before a €475,000 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 27 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €475,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
27 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median transaction level. 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.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
27
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±9%
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 · 27 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 45 Glenside, Annacotty, Limerick, Limerick | 2025-11-13 | — | |
| 5 Castlebrook Rise, Castlebrook Manor, Castletroy, Limerick | 2025-05-19 | 109m² |
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 B2 Advantage: The B2 BER rating suggests moderate energy efficiency, likely resulting in annual energy costs of €1,200-€1,800, compared to an estimated €2,200-€2,800 for comparable D-rated properties of similar size in the region.
Details
- Spacious Configuration: With 120m² and 4 bedrooms, this property offers a larger than average space compared to the median 3-bedroom market within 100km, providing good family accommodation.
- Value Optimization Opportunity: While the B2 BER is decent, upgrading to an A-rated BER could cost €10,000-€15,000 but might increase property value by €18,000-€25,000, offering a clear return on investment.
- Hypothesis: The current B2 rating is functional but investing in insulation and heating upgrades to achieve a B1 or A3 rating could unlock significant capital appreciation, especially given the strong local market demand for energy-efficient homes which are becoming increasingly prioritized by buyers in Limerick.
Amenities
Excellent Transport Network: Castletroy is served by multiple Bus Éireann routes, including routes 301 and 304, providing direct links to Limerick City Centre and surrounding areas, with stops conveniently located within walking distance.
Details
- Educational Hub Proximity: The property is situated near prominent educational institutions such as the University of Limerick, Scoil Ide Primary School, and Gaelscoil an Ghoirt Álainn, enhancing its appeal to families and students.
- Comprehensive Local Services: Residents have easy access to the Castletroy Shopping Centre, featuring multiple retail outlets and supermarkets like Tesco, alongside healthcare facilities such as the Plassey Medical Centre within a 2km radius.
- Hypothesis: The strong clustering of educational facilities, coupled with readily available public transport and essential retail, positions Castletroy as a highly desirable residential area. Future development plans for the University of Limerick campus and surrounding enterprise zones could further enhance connectivity and amenity provision, driving sustained property value growth.
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.