81 ArraView, Newcastle West, Co Limerick, V42 V327
20 homes sold nearby. See what they went for — and what to bid on this one.
€269,000 · 3 Bed · 3 Bath · 107m² · Semi-D
Market Position
Below Typical Sale Prices
At €269,000, 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.
20 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 €269,000, 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 €13,450 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €269,000, 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.
€13,450
That's what overbidding by just 5% on a €269,000 home costs you — before interest.
A €19 check before a €269,000 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 20 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
20 verified closed sales within 1.5km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%).
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
20
Transactions Analysed
Within 1.5km
11 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 · 20 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 92 Arra View, Newcastle West, Limerick, Limerick | 2024-12-18 | 101m² | |
| 14 Arraview, Killeline, Newcastle West, Limerick | 2025-02-06 | — |
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 C2 - Potential Savings: A C2 BER rating suggests moderate energy efficiency. Upgrading to a B2 rating could cost €7,000-€10,000 and potentially reduce annual energy costs by €300-€500 compared to a D-rated property of similar size.
Adequate Size: At 107.0m², the property is well-sized for a 3-bedroom semi-detached home, aligning with typical market expectations for family living.
Value Optimization Opportunity: The property's estimated value of €285,480.62 is 6.1% higher than its asking price, signaling an opportunity to potentially increase value through strategic improvements that address the C2 BER rating.
Hypothesis: Investing €8,000-€12,000 to upgrade the BER from C2 to B1 could yield a 4-6% increase in market value within the local area, driven by growing buyer preference for energy-efficient homes and rising energy costs.
Amenities
Connectivity Support: Newcastle West is served by Bus Eireann routes, connecting to Limerick City and other towns, offering reasonable regional transport.
Local Essentials Available: The area provides access to essential services including local supermarkets, primary and secondary schools such as Colaiste Mhuire, and local health clinics.
Active Lifestyle Options: Residents have access to local parks and sports facilities within Newcastle West, fostering an active lifestyle.
Hypothesis: The lack of a dedicated train station within a 5km radius of Newcastle West means properties here might be subject to a 5-10% valuation discount compared to similar-sized towns with direct rail links to major employment hubs, but this is offset by lower entry prices and a strong community focus.
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.