Annette'S Boutique, Main Street, Adare, Co. Limerick, V94 W265
1 homes sold nearby. See what they went for — and what to bid on this one.
€1,200,000 · 3 Bed · 4 Bath · 206m² · Apartment
Market Position
Limited Transaction Data
At €1,200,000, we cannot reliably position this property — only 1 comparable closed sale was found within 1.5km. More local transactions are needed before the data can support a market position estimate.
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 1 comparable transaction within 1.5km over the past 18 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.
Financial Exposure · 233% 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
€1,200,000
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
1
Transactions Analysed
Within 1.5km
16 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 · 1 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Fishermans Wharf, Manor Court, Station Rd Adare, Limerick | 2024-11-29 | 63m² |
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
High Renovation Cost: With a BER rating of F, significant investment is needed to improve energy efficiency; upgrading to a C-rated BER would likely cost €10,000-€15,000, potentially increasing the property's value by €15,000-€20,000.
Details
- Suboptimal Energy Efficiency: An F BER rating suggests annual energy costs are likely in the range of €2,500-€3,500, substantially higher than a C-rated property's estimated €1,200-€1,800, representing a significant ongoing expense for a buyer.
- Spacious but Inefficient: The 206m² size is generous, but the F BER rating indicates poor space efficiency from an energy perspective, meaning heating a large volume of air is inefficient.
- Hypothesis: The current F BER rating, coupled with a high asking price, presents a significant financial barrier. A strategic renovation to achieve a B3 or higher BER could unlock substantial value and reduce long-term operational costs, making it a crucial investment for future resale and inhabitant comfort.
Amenities
Limited Direct Transport: Located in Adare, Co. Limerick, direct access to major public transport hubs like Limerick Junction train station (approx. 25km) or Limerick Colbert Station (approx. 16km) is not immediate, requiring onward travel.
Details
- Local Amenities Focus: Adare offers boutique shopping and dining on Main Street, including popular spots like The Arbutus Hotel restaurant and various local cafes and craft shops, catering to a local, affluent clientele.
- Green Space Access: Proximity to the River Maigue offers walking routes, and the renowned Adare Manor Golf & Country Club provides high-end recreational facilities, enhancing the lifestyle offering for residents.
- Hypothesis: The premium pricing may reflect the desirable village setting of Adare and its associated amenities, rather than direct connectivity to major urban centres, suggesting the target buyer values lifestyle and exclusivity over immediate commuting convenience.
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.