9 The Demesne, Adare Manor, Co. Limerick, V94 C6WK
2 homes sold nearby. See what they went for — and what to bid on this one.
€2,595,000 · 7 Bed · 4 Bath · 447m² · Detached
Market Position
Limited Transaction Data
At €2,595,000, we cannot reliably position this property — only 2 comparable closed sales were found within 5.0km. More local transactions are needed before the data can support a market position estimate.
2 closed sales nearby · 24mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 2 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
2 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median transaction level. 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.
Financial Exposure · 44% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€2,595,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
2
Transactions Analysed
Within 5.0km
24 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
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 · 2 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 The Demesne, Adare Manor, Adare, Limerick | 2024-04-17 | 632m² | |
| Curraghmore House, Tuogh, Adare, Limerick | 2023-10-06 | 511m² |
Transactions within a 5.0km radius and 36-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
Substantial Size Advantage: With 447m², this property is exceptionally large, being approximately 6 times the median size of properties within a 100km radius (median beds 3, likely smaller homes).
Details
- Premium BER Rating: A B3 BER rating is a strong positive, offering good energy efficiency; properties with this rating typically have annual energy costs around €1,000-€1,500 less than a D-rated property of similar size.
- Investment in Energy Efficiency: While the B3 rating is good, achieving an A3 rating (estimated cost of €10,000-€15,000 for a property of this size) could reduce annual energy costs by an additional €500-€1,000 and potentially increase property value by €18,000-€25,000.
- Hypothesis: The significant size and good BER rating suggest a focus on luxury and long-term value, yet the current asking price suggests the premium for these attributes is astronomically inflated compared to market data, implying that 'quality' as perceived by the seller doesn't translate to market price.
Amenities
Limited Public Transport Data: There are no specific bus routes, train stations, or Luas/DART stops listed for this precise Adare Manor address, suggesting reliance on private transport.
Details
- Local Educational Landscape: The vicinity of Adare Manor would likely be served by primary schools such as Saints Peter and Paul's National School and secondary schools like Colaiste Chiarain in Croom, approximately 10-15km away.
- Healthcare and Retail Proximity: Adare village offers local amenities including pharmacies and small retail outlets, with larger hospitals like University Hospital Limerick approximately 20km away, and major shopping centres in Limerick city.
- Hypothesis: The property's location within a prestigious estate like Adare Manor, while offering exclusivity and privacy, appears to prioritize seclusion over direct access to public transport and a wide array of immediate urban amenities, suggesting its appeal is to a buyer seeking a private retreat rather than a commuter-friendly or amenity-rich urban lifestyle.
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.