45 The Fairways, Monaleen, Co Limerick, Monaleen, Co. Limerick, V94 KD5D
15 homes sold nearby. See what they went for — and what to bid on this one.
€875,000 · 4 Bed · 3 Bath · 262m² · Detached
Market Position
Priced Within Local Sold Range
At €875,000, this home is priced within the typical range of 15 recent closed sales nearby. There's room to negotiate — seller leverage is 3.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
15 closed sales nearby · 8mo 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 €875,000, 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 €43,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €875,000, 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.
€43,750
That's what overbidding by just 5% on a €875,000 home costs you — before interest.
A €19 check before a €875,000 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 15 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €875,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
15 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally above the size-adjusted median. 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
Statistical Confidence · High
15
Transactions Analysed
Within 1.5km
8 months
Data Freshness
Most recent sale age
±8%
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 · 15 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 87 The Fairways, Monaleen, Castletroy, Limerick | 2025-05-01 | 188m² | |
| 29 Monaleen Heights, Monaleen, Castletroy, Limerick | 2025-06-17 | 161m² |
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 Rating Cost: Upgrading the C1 BER rating to a B2 could cost an estimated €6,000-€9,000 and potentially increase the property's market value by €10,000-€15,000, offering a reasonable return on investment.
Details
- Energy Cost Savings: With a C1 BER rating, annual energy costs are estimated to be €1,400-€1,800, compared to €800-€1,200 for properties with a B2 rating, representing potential annual savings of €600-€800.
- Spacious Configuration: The property's 262.0m² size with 4 bedrooms and 3 bathrooms is above the median of 3 bedrooms and 2 bathrooms seen within 100km, positioning it as a larger than average family home.
- Hypothesis: Despite a respectable C1 BER and generous size, the property's current asking price may deter buyers seeking immediate value, suggesting that a strategic price adjustment, rather than solely relying on BER upgrades for value uplift, would be more effective in aligning with local market expectations and current sales data.
Amenities
Transport Access: While located outside Dublin, the area's connectivity would typically rely on local Limerick bus services and proximity to Limerick Colbert Station for rail travel, with specific routes and travel times to Dublin needing further investigation.
Details
- Local Facilities: The Monaleen area is generally served by local schools like Gaelscoil Sáile, Scoil Íde, and Colaiste Ghobnait Mhic Bháird, along with essential services and shopping in Limerick City Centre, approximately 5km away.
- Healthcare and Recreation: Access to University Hospital Limerick (approx. 7km) and local parks such as the People's Park in Limerick City provides key lifestyle amenities for residents.
- Hypothesis: The property's location in Monaleen, Co. Limerick, benefits from established suburban infrastructure and proximity to Limerick City's amenities, but its value and attractiveness to a broader buyer pool could be significantly enhanced by clearer data on specific local transport links and the presence of popular family-friendly amenities within a close walking or short driving distance.
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.