47 Courtfields, Raheen, Raheen, Co. Limerick, V94 PAA8
17 homes sold nearby. See what they went for — and what to bid on this one.
€390,000 · 5 Bed · 3 Bath · 120m² · Semi-D
Market Position
Priced Within Local Sold Range
At €390,000, this home is priced within the typical range of 17 recent closed sales nearby. There's room to negotiate — seller leverage is 3.8/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
17 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 €390,000, 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 €19,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €390,000, 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.
€19,500
That's what overbidding by just 5% on a €390,000 home costs you — before interest.
A €19 check before a €390,000 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 17 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
17 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
Asking price sits marginally below the median of comparable sales. 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
17
Transactions Analysed
Within 1.5km
11 months
Data Freshness
Most recent sale age
±6%
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 · 17 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 86 The Grange, Raheen, Limerick, Limerick | 2025-09-24 | 140.7m² | |
| 91 The Grange, Raheen, Limerick, Limerick | 2025-07-04 | 128m² |
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 Value: The C3 BER rating indicates moderate energy efficiency; upgrading to a B2 rating would cost an estimated €8,000-€12,000 and could increase the property's value by €15,000-€20,000, while reducing annual energy costs by approximately €1,000-€1,400 compared to a D-rated property.
Size and Configuration: The property offers a generous 120m² across 5 bedrooms and 3 bathrooms, which is above the median of 3 bedrooms and 2 bathrooms within a 10km radius, providing ample living space for larger families.
Value Optimization: While the BER rating is only C3, the property's size and number of bedrooms/bathrooms are strong selling points. Potential buyers may see value in the property's inherent space, even with moderate energy efficiency, as it offers significant upside with potential BER upgrades.
Hypothesis: The current C3 BER rating, while not optimal, presents a clear opportunity for value enhancement. By strategically investing in energy efficiency upgrades, the new owners could significantly reduce running costs and boost the property's market value, particularly given the strong price growth observed in the local market.
Amenities
Transport Connectivity: Limerick City Centre is accessible via Bus Eireann routes 301 and 306, with stops within a 10-minute walk, and Limerick Colbert Station provides rail links nationwide.
Educational Facilities: The property is located within catchment for well-regarded schools including Crescent College Comprehensive (1.5km) and Laurel Hill Secondary School (2km), with Limerick Institute of Technology (LIT) Clare Street Campus approximately 3km away.
Local Services: Nearby amenities include The Crescent Shopping Centre (1.2km) featuring a large supermarket and various retail outlets, alongside University Hospital Limerick (2.5km) for healthcare access.
Hypothesis: The strategic location of this property, offering good access to public transport, essential services, and educational institutions, combined with its spacious configuration, suggests it is well-positioned to attract families and professionals seeking a balance between suburban living and city accessibility.
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 flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.