44 Cois Rioga, Caherconlish, Co. Limerick, V94 WR2H
4 homes sold nearby. See what they went for — and what to bid on this one.
€320,000 · 5 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €320,000, this home is priced within the typical range of 4 recent closed sales. There's room to negotiate — seller leverage is 2.7/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
4 closed sales nearby · 11mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 4 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
4 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
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.
Statistical Confidence · Low
4
Transactions Analysed
Within 5.0km
11 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 4 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 44 Cois Rioga, Caherconlish, Co Limerick, Limerick | 2025-12-03 | 169.2m² | |
| 62 Cois Rioga, Caherconlish, Limerick, Limerick | 2023-10-31 | — |
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
BER C2 Advantage: With a C2 BER rating, this property is likely to incur annual energy costs in the range of €1,500-€2,000, which is favourable compared to older, lower-rated properties and offers a good balance of efficiency and potential value.
Details
- Generous Proportions: Measuring 120.0m² with 5 bedrooms and 3 bathrooms, this property offers more space than the typical 3-bedroom, 2-bathroom configuration seen in the 100km radius (median 3 beds, 2 baths), potentially appealing to larger families seeking value.
- Value-Optimisation Opportunity: While the C2 BER is reasonable, an upgrade to a B2 rating could cost approximately €8,000-€12,000, potentially increasing the property's value by €15,000-€20,000 and reducing annual energy costs by €500-€1,000, presenting a clear investment opportunity.
- Hypothesis: The 5-bedroom configuration and 120.0m² size represent a significant mismatch with the median 3-bedroom property found within a 100km radius, indicating that while the current asking price is attractive, the property's size and bedroom count may be limiting its appeal to a niche market, suggesting that future value growth might be more dependent on local area development and amenities than national trends.
Amenities
Limited Local Connectivity: Caherconlish is not directly served by train stations, Luas stops, or DART stations; the nearest significant transport hub would likely involve a considerable journey, impacting commuter convenience for those reliant on public transport to Dublin.
Details
- Local Educational Access: Proximity to Caherconlish National School provides a convenient educational option for families with young children, though secondary school options would likely require travel to nearby towns.
- Essential Local Services: While specific details are limited, a C2 BER suggests a property with reasonable, though not cutting-edge, energy efficiency, implying typical household services and infrastructure in the immediate vicinity.
- Hypothesis: The lack of direct public transport links to major urban centres from Caherconlish means that the property's value appreciation will be heavily dependent on the development of local infrastructure and amenities, including improved road networks and potential for increased local employment opportunities, to overcome the commuting disadvantage compared to properties closer to Limerick City or other regional hubs.
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.