46 De Valera Park, Thomondgate, Thomondgate, Co. Limerick, V94 Y0FK
21 homes sold nearby. See what they went for — and what to bid on this one.
€220,000 · 3 Bed · 1 Bath · 85m² · Terrace
Market Position
Priced Within Local Sold Range
At €220,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 5.5/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 11mo 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 €220,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €11,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €220,000, 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.
€11,000
That's what overbidding by just 5% on a €220,000 home costs you — before interest.
A €19 check before a €220,000 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 21 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
From €19 for your strategy on a €220,000 home. Independent valuations start at €150 — same data source, fraction of the cost.
Price Distribution Analysis
21 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
Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has decreased 20% year-on-year, based on the trailing 18-month transaction window.
Indicates softening pricing conditions. Buyers may hold stronger negotiation position.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
11 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 · 21 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 7 De Valera Park, Thomond Gate, Limerick, Limerick | 2025-12-05 | 90m² | |
| 3 Clareview Ave, Farranshone, Limerick, Limerick | 2025-02-17 | 108m² |
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 Investment Opportunity: Upgrading from the current D2 BER to a B2 rating would likely cost between €8,000-€12,000 and could increase the property's value by €15,000-€20,000, representing a positive return on investment.
Details
- Space Efficiency: The 85m² size is standard for a 3-bedroom terrace house, offering reasonable living space for a family without excessive upkeep.
- Value Optimization Potential: The €49,278 difference between the estimated value and asking price indicates significant room for value optimization through strategic improvements or renovations, particularly in energy efficiency.
- Hypothesis: Given that 100% of properties within a 10km radius have an unknown BER rating in the raw data, properties with a disclosed D2 rating, even if suboptimal, currently hold an advantage in transparency and buyer perception, suggesting that improving this rating could unlock a disproportionately higher market premium than the investment cost.
Amenities
Transport Hub Proximity: While specific routes are not detailed for Thomondgate, Limerick city centre is typically served by multiple Limerick City Bus routes, providing connectivity to key areas.
Details
- Local Conveniences: The Thomondgate area is known for its proximity to essential services like local shops, pharmacies, and primary schools such as Thomond National School.
- Walkability Score: Thomondgate is a well-established urban village with good pedestrian access to the River Shannon walkway and Limerick city centre's amenities, offering a convenient lifestyle.
- Hypothesis: The historical development of Thomondgate suggests a dense urban fabric with established community facilities; future infrastructure investment in the immediate Thomondgate area, rather than broader Limerick city, could significantly enhance property values for well-connected terraces like this one.
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.