65 Mayorstone Drive, Mayorstone, Clareview, Co. Limerick, V94 X98C
47 homes sold nearby. See what they went for — and what to bid on this one.
€395,000 · 3 Bed · 1 Bath · 126m² · Semi-D
Market Position
Priced Within Local Sold Range
At €395,000, this home is priced within the typical range of 47 recent closed sales nearby. There's room to negotiate — seller leverage is 3.9/10. If bidding heats up, you'll need a clear ceiling to avoid overpaying.
47 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 €395,000, get your opening offer, best-and-final range, and walk-away ceiling.
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Overbidding by 5% could cost €19,750 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €395,000, 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.
€19,750
That's what overbidding by just 5% on a €395,000 home costs you — before interest.
A €19 check before a €395,000 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 47 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
47 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.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 0.5% year-on-year, based on the trailing 18-month transaction window.
Local pricing conditions remain stable. No significant directional pressure.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Statistical Confidence · High
47
Transactions Analysed
Within 1.5km
11 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.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 47 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 16 Mayorstone Crescent, Mayorstone, Limerick, Limerick | 2025-12-16 | 154m² | |
| St Marys, 38 Mayorstone Ave, Limerick City, Limerick | 2025-04-30 | 107m² |
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 Impact: The F BER rating suggests potential for significant cost savings and value increase through upgrades; investing €8,000-€12,000 in insulation and heating could improve the BER to C or B, potentially increasing property value by €15,000-€20,000.
Size Efficiency: At 126m², the property offers a generous size for a 3-bedroom semi-detached, which is favourable compared to the median 3-bed, 2-bath configuration often seen locally, suggesting good space utilization.
Value Optimization Potential: The significant difference between the estimated value (€269,278.31) and the asking price (€395,000) highlights an opportunity for value optimization; addressing the F BER rating is the most immediate pathway to bridge this gap.
Hypothesis: The substantial gap between the estimated value and the asking price, coupled with the F BER rating, strongly indicates that the property's current condition is hindering its market valuation, and significant capital expenditure on energy efficiency upgrades will be required to achieve a sale closer to the asking price.
Amenities
Transport Connectivity: While specific routes are not detailed for V94X98C, Limerick City generally benefits from Bus Éireann services, connecting to Limerick Colbert Train Station, offering regional travel options.
Healthcare Access: The property is located within proximity to University Hospital Limerick, a major tertiary care centre, providing comprehensive healthcare services for residents.
Walkability and Local Services: Clareview offers local amenities including shops and community facilities, and is well-connected by road networks, facilitating access to Limerick city centre's wider retail and dining options.
Hypothesis: Given Limerick's ongoing urban regeneration efforts and planned infrastructure improvements, properties in areas like Clareview with established community services are well-positioned to benefit from enhanced connectivity and amenity access, potentially driving future value growth beyond current market trends.
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.