62 Woodfield Green, Newcastle West, Co. Limerick, V42 F407
21 homes sold nearby. See what they went for — and what to bid on this one.
€290,000 · 3 Bed · 3 Bath · Semi-D
Some listing details are missing · add them to improve the analysis
Market Position
Priced Within Local Sold Range
At €290,000, this home is priced within the typical range of 21 recent closed sales nearby. There's room to negotiate — seller leverage is 3.4/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
21 closed sales nearby · 10mo 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 €290,000, 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 €14,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €290,000, 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.
€14,500
That's what overbidding by just 5% on a €290,000 home costs you — before interest.
A €19 check before a €290,000 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
Price Distribution Analysis
21 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. 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.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Statistical Confidence · High
21
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±17%
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 |
|---|---|---|---|
| 16 Woodfield Green, Newcastle West, Limerick, Limerick | 2025-05-30 | 111.3m² | |
| 40 Woodfield Green, Newcastle West, Limerick, Limerick | 2025-04-25 | — |
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 Advantage: The B3 BER rating suggests good energy efficiency, likely resulting in annual energy costs of approximately €1,200-€1,600, compared to €1,800-€2,200 for a D-rated property of similar size.
Space Efficiency: With 120.0m² and 3 bedrooms/3 bathrooms, the property offers a generous 40.0m² per bedroom, providing ample living space for its occupants.
Value Optimization Potential: While a B3 rating is good, upgrading to a B2 or B1 could cost an estimated €3,000-€6,000 and potentially increase the property's value by €6,000-€10,000, offering a solid return on investment.
Hypothesis: The B3 BER rating offers a solid foundation for energy efficiency, but the proximity to a B2 rating for a similar broad type of property (suggested by asking prices potentially reflecting better efficiency) indicates that a targeted investment of €3,000-€6,000 to reach a B2 could unlock a value uplift of €6,000-€10,000, making it a worthwhile optimization for buyers seeking maximum return.
Amenities
Transport Connectivity: Access to transport is limited, with no specific bus routes, train stations, or Luas/DART stops mentioned serving Newcastle West directly from the provided data.
Local Services: Specific details on schools, healthcare, shopping, and lifestyle amenities for 62 Woodfield Green, Newcastle West, Co. Limerick, V42F407 are not provided in the raw data, making it difficult to assess local convenience.
Walkability Assessment: Without specific information on local walking routes or pedestrian infrastructure, walkability and access to local services cannot be determined from the provided data.
Hypothesis: Given the lack of specific transport and amenity data for Newcastle West, V42F407 in the provided metrics, it suggests that its appeal might rely more on its broader regional connectivity (e.g., to Limerick City) rather than immediate hyper-local conveniences, indicating that buyers prioritizing walkability and immediate access to a wide array of services might find this location less appealing than a more amenity-rich urban setting.
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.