62 Cois Rioga, Caherconlish, Co. Limerick, V94 YX7V
9 homes sold nearby. See what they went for — and what to bid on this one.
€270,000 · 4 Bed · 3 Bath · 128m² · Terrace
Market Position
Below Typical Sale Prices
At €270,000, this home is priced below what similar properties sold for in the area. That's a favourable starting position — but consider a structural survey before committing.
9 closed sales nearby · 9mo 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 €270,000, 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 €13,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €270,000, 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.
€13,500
That's what overbidding by just 5% on a €270,000 home costs you — before interest.
A €19 check before a €270,000 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 9 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
9 verified closed sales within 3.0km · 24 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned below the median of comparable sales, suggesting favourable entry conditions. 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
9
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±11%
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.
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 · 9 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 | |
| 50 Cois Rioga, Caherconligh, Limerick, Limerick | 2025-04-30 | 120m² |
Transactions within a 3.0km radius and 24-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 Upgrade Potential: The C2 BER rating indicates potential for energy efficiency improvements; upgrading to a B2 rating could cost approximately €8,000-€12,000 and is estimated to increase property value by €15,000-€20,000.
Spacious Accommodation: With 128m² of space and 4 bedrooms, this property offers a larger than average footprint compared to the 3-bedroom median within a 100km radius, providing good space for families or those needing extra rooms.
Value Optimization Opportunity: The significant €171,531 difference between the estimated value and the asking price suggests considerable room for profit or value enhancement for a buyer, especially if BER improvements are coupled with other modernisations.
Hypothesis: Given the C2 BER rating and the property's size, a targeted investment in energy efficiency upgrades, particularly focusing on insulation and heating system improvements, could yield a strong return on investment by not only reducing annual energy costs by an estimated €1,000-€1,400 compared to D-rated properties but also by significantly boosting its market appeal and resale value in an increasingly energy-conscious market.
Amenities
Limited Direct Connectivity: Caherconlish is not directly served by major transport hubs; the nearest train station would likely be Limerick Colbert (approx. 15km), and there are no Luas or DART lines within reasonable commuting distance.
Local Service Dependency: While specific local amenities like schools (e.g., Caherconlish National School) and shops are present in Caherconlish, the nearest significant retail centres and healthcare facilities are likely in Limerick City, requiring a car for most external needs.
Rural Lifestyle Appeal: The property's location in Caherconlish offers a more rural setting with potential access to local community facilities and green spaces, appealing to buyers seeking a quieter lifestyle away from urban congestion.
Hypothesis: The relative isolation of Caherconlish from major public transport networks suggests that future infrastructure development, such as improved bus services connecting to Limerick City or the potential for park-and-ride facilities at outlying train stations, could significantly enhance property values in this area by improving commuter 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.